Daycare Investment Opportunity on
For Sale
$820,000
1200-1202 4th St. SW, Albuquerque, NM 87102
Retail investment opportunity with long-term daycare tenant in Albuquerque.
Property Size3,248 SF
Price / SF$252.46
Days on Market275
Property Features for 1200-1202 4th St. SW
General Information
Standard status
Active
Size
3,248 SF
Property subtype
Retail
Building Details
Building Size
3,248 SF
Year Built
1945
Listing Agency:
(505) 269-9358
Listed By:
Walt Arnold, CCIM, SIOR · License #NM #9117
(505) 269-9358
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 15
Last Checked: Aug 22 at 4:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Walt Arnold, CCIM, SIOR
Investment Insights
Based on property information with market context.
Located at 1200-1202 4th St. SW, Albuquerque, NM, this property presents an investment opportunity. The property, totaling 3,248 square feet, is zoned MX-T and fully occupied by a daycare. The location on 4th St. offers high traffic counts and proximity to amenities. The property consists of two buildings, each 1,624 square feet, with functional layouts. The total land area is 0.26 acres, which includes a vacant parcel across the street for future development. The location is near the Historic Old Town, shops, eateries, and the Sawmill Market. The area benefits from strong foot traffic and a mix of retail and dining options.
Key Highlights
- Excellent location directly on 4th St. with high traffic counts.
- Fully occupied by a thriving, long‑term daycare tenant.
- Zoned MX‑T, offering versatile potential for retail or street retail development.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$46,688
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.69%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$933,760
$933.8K
Cap Rate 7%
$666,971
$667.0K
Cap Rate 9%
$518,756
$518.8K
Market Conditions
NOI Build-Up for 3,248 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$72.1K $22.20/SF
− Vacancy
−$5.4K −$1.67/SF
EGI
$66.7K $20.54/SF
− OpEx
−$20.0K −$6.16/SF
NOI
$46.7K $14.37/SF
Area
Albuquerque, NM
Vacancy
7.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$933,760
Cap Rate 7%
$666,971
Cap Rate 9%
$518,756
Alternative Uses
Best Use
Retail
$667.0K
$583.6K – $778.1K
NOI $46,688 @ 7.0% cap · market cap 5.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$785.8K
$687.5K – $916.7K
NOI $55,003 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
658
Businesses Nearby
72k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 56%
Shops & Services 44%
McDonald's
Dining
28,551 visits/mo
0.2 miles
Circle K
Shops & Services
13,697 visits/mo
0.3 miles
SONIC Drive In
Dining
11,655 visits/mo
0.3 miles
Texaco
Shops & Services
9,933 visits/mo
0.4 miles
AutoZone
Shops & Services
4,747 visits/mo
0.2 miles
Demographics for 87102, NM
20,610
Population
11,346
Households
1.8
Avg Household Size
38
Median Age
34%
College-Educated
83%
High-School Grad
6.5 sq mi
ZIP Area
3,171
Density / Sq Mi
$37,276
Median Household Income
$29,184
Median Earnings
$868
Median Rent
$174,400
Median Home Value
Market
Vacancy Rate% for Retail in Albuquerque, NM
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Roses Delivery from Matt J. — 114 2nd st sw, albuquerque, nm 87102
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- Flowers By Zach-Low — 414 2nd St SW, Albuquerque, NM 87102
- Ives Flowers & Gifts — 143, albuquerque, nm 87103
Frequently Asked Questions
What type of property is this?
Storefront property - Retail investment opportunity with long-term daycare tenant in Albuquerque.
Where is this storefront property located?
The property is located at 1200-1202 4th St. SW Albuquerque, NM.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: Excellent location directly on 4th St. with high traffic counts.; Fully occupied by a thriving, long‑term daycare tenant.; Zoned MX‑T, offering versatile potential for retail or street retail development.
