Albuquerque Retail Center For
For Sale
$30,719,000
4600 4910 5010 Cutler Ave NE, Albuquerque, NM 87110
Walmart Grocery-anchored community center in central Albuquerque.
Property Size135,711 SF
Days on Market158
Property Features for 4600 4910 5010 Cutler Ave NE
General Information
Standard status
Active
Size
135,711 SF
Property subtype
Retail
Net Operating Income
$2,150,345
Building Details
Building Size
135,711 SF
Year Built
1995
Listed By:
Don MacLellan · License #CalDRE #00897784
(949) 584-8471
Source:
Farislee
Added: Apr 1
Changed: Sep 4
Last Checked: Sep 4 at 5:13AM
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 Don MacLellan
Investment Insights
Based on property information with market context.
The Pavilions at San Mateo is a Walmart Grocery-anchored community center located in the central core of Albuquerque. This offering presents the opportunity to acquire the fee simple interest in this property. The location benefits from Walmart's recent extension through 2036, providing long-term income stability. Grocery-anchored shopping centers are highly sought-after by retail investors due to necessity-based demand and consistent daily traffic. The property is a regional daily needs shopping center well below replacement costs. It serves the central Albuquerque trade area and has excellent I-40 Freeway accessibility to surrounding communities. The immediate trade area has strong demographics and is located in a highly desirable commercial corridor with excellent economic drivers. Recent new leasing activity and strong anchor renewals indicate increased tenant demand for the trade area.
Key Highlights
- Walmart Grocery‑anchored community center, providing stable, long‑term income.
- Walmart lease extended through 2036.
- Located in the central core of Albuquerque.
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
$1,950,778
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
6.35%
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%
$39,015,560
$39.0M
Cap Rate 7%
$27,868,257
$27.9M
Cap Rate 9%
$21,675,311
$21.7M
Market Conditions
NOI Build-Up for 135,711 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
$3.01M $22.20/SF
− Vacancy
−$226.0K −$1.67/SF
EGI
$2.79M $20.54/SF
− OpEx
−$836.0K −$6.16/SF
NOI
$1.95M $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%
$39,015,560
Cap Rate 7%
$27,868,257
Cap Rate 9%
$21,675,311
Alternative Uses
Best Use
Retail
$27.87M
$24.38M – $32.51M
NOI $1,950,778 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$32.83M
$28.73M – $38.30M
NOI $2,298,184 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,486
Businesses Nearby
213k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Dining 23%
Groceries 20%
Apparel 15%
Walmart Neighborhood Market
Groceries
42,168 visits/mo
0.1 miles
Speedway
Shops & Services
29,681 visits/mo
0.3 miles
Dollar Tree
Shops & Services
28,785 visits/mo
0.1 miles
Old Navy
Apparel
16,064 visits/mo
0.2 miles
Starbucks
Dining
12,985 visits/mo
0.5 miles
Demographics for 87110, NM
38,441
Population
19,591
Households
2
Avg Household Size
42
Median Age
38%
College-Educated
93%
High-School Grad
8.8 sq mi
ZIP Area
4,368
Density / Sq Mi
$63,593
Median Household Income
$40,244
Median Earnings
$1,096
Median Rent
$251,400
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
- Altura Shopping Center — Albuquerque, NM 87110
- Coinstar Kiosk | Bitcoin ATM — Kroger - Smith's Food & Drug C, 3701 Constitution Ave NE, Albuquerque, NM 87110
- Pavilions at San Mateo — 4500 Cutler Ave NE, Albuquerque, NM 87110
- Plaza San Mateo — 2451 San Mateo Blvd NE, Albuquerque, NM 87110
- The Hill Center — 4408 Menaul Blvd NE, Albuquerque, NM 87110
Frequently Asked Questions
What type of property is this?
Shopping center - Walmart Grocery-anchored community center in central Albuquerque.
Where is this shopping center located?
The property is located at 4600 4910 5010 Cutler Ave NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $30,719,000.
What are key features of this property?
This property features: Walmart Grocery‑anchored community center, providing stable, long‑term income.; Walmart lease extended through 2036.; Located in the central core of Albuquerque.
