Albuquerque Retail Investment
For Sale
Contact for pricing
Pending
585 Osuna Rd NE, Albuquerque, NM 87113
Retail property for sale with established tenants and high visibility.
Property Size14,160 SF
Days on Market583
Property Features for 585 Osuna Rd NE
General Information
Standard status
Pending
Size
14,160 SF
Class
B
Property subtype
Mixed Use, Retail
Zoning
C-1
Occupancy
72%
Lease Type
Modified Gross
Investment Type
Owner/User
Building Details
Year Built
2009
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
NAI Sun Vista
Listed By:
Lisa Mercer, CCIM · License #NM 53678
Source:
Crexi
Added: Jan 6, 2025
Changed: Aug 8
Last Checked: Jul 25 at 5:00AM
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 NAI Sun Vista
Investment Insights
Based on property information with market context.
This commercial property offers an opportunity for retail investment or owner-user purchase. The property has a vacancy of approximately 4,000 square feet, representing 28% of the total space. Current tenants include Amadeo’s Pizza, Subway, Volcanic Training, and Home Instead Home Care; some have been in the center since 2011. The estimated NNN expenses are $3.50 per square foot. The location offers visibility with approximately 20,200 cars per day. Parking is available at a ratio of 5 spaces per 1,000 square feet. The property is located directly across from Sandia Prep and less than half a mile from the Vista del Norte neighborhood.
Key Highlights
- Great owner/user opportunity
- Located directly across from Sandia Prep
- Great visibility to ±20,200 cars per day
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
$203,543
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
7.27%
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%
$4,070,860
$4.1M
Cap Rate 7%
$2,907,757
$2.9M
Cap Rate 9%
$2,261,589
$2.3M
Market Conditions
NOI Build-Up for 14,160 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
$314.4K $22.20/SF
− Vacancy
−$23.6K −$1.67/SF
EGI
$290.8K $20.54/SF
− OpEx
−$87.2K −$6.16/SF
NOI
$203.5K $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%
$4,070,860
Cap Rate 7%
$2,907,757
Cap Rate 9%
$2,261,589
Alternative Uses
Best Use
Retail
$2.91M
$2.54M – $3.39M
NOI $203,543 @ 7.0% cap · market cap 7.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.43M
$3.00M – $4.00M
NOI $239,791 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,659
Businesses Nearby
233k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 27%
Hotels & Casinos 5%
Cracker Barrel Old Country Store
Dining
36,091 visits/mo
0.4 miles
Starbucks
Dining
34,129 visits/mo
0.3 miles
Whataburger
Dining
30,325 visits/mo
0.3 miles
Dollar Tree
Shops & Services
26,989 visits/mo
0.5 miles
Circle K
Shops & Services
20,581 visits/mo
0.2 miles
Demographics for 87113, NM
16,380
Population
7,155
Households
2.3
Avg Household Size
39
Median Age
52%
College-Educated
94%
High-School Grad
14.9 sq mi
ZIP Area
1,099
Density / Sq Mi
$92,083
Median Household Income
$59,641
Median Earnings
$1,581
Median Rent
$362,100
Median Home Value
Market
Vacancy Rate% for Retail in Albuquerque, NM
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Retail property for sale with established tenants and high visibility.
Where is this shopping center located?
The property is located at 585 Osuna Rd NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Great owner/user opportunity; Located directly across from Sandia Prep; Great visibility to ±20,200 cars per day
