Two-Story Office Building with
For Sale
$1,100,000
525 E Lohman Avenue, Las Cruces, NM 88001
Two-story office building offering multiple suites, two bathrooms per floor, and flexible layouts across well-maintained office space.
Property Size5,568 SF
Price / SF$197.56
Days on Market49
Property Features for 525 E Lohman Avenue
General Information
Standard status
Active
Size
5,568 SF
Amenities
31 to 40 Years
Active
Land Included
Professional/Office
No
Average
Sheet Rock
Carpet, Ceramic Tile, Laminate
17860
Central Air
Gas Available, Forced Air
2
8 - 10 Ft
5568
7 divided areas; 4 unit
Asphalt, Flat
Public Sewer
Natural Gas Available, Electricity Available
Electric
Not sure at this point
Downtown Area
Parking Lot, Paved
City Street
.25 to .50 AC
7
Public Records
Brick, Frame
Conforming Zoning,W/Commercial Building
Building Details
Building Size
5,568 SF
Stories
2
Listing Agency:
(575) 650-7224
Listed By:
Ron Bruder
(575) 650-7224
Source:
Homesforsaleinlascruces.idxbroker
Added: Jul 6
Changed: Aug 8
Last Checked: Aug 22 at 3:28AM
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 Ron Bruder
Investment Insights
Based on property information with market context.
525 E Lohman Avenue is a well-maintained two-story office building with multiple suites and flexible layouts designed to accommodate a variety of professional uses. The building provides two bathrooms on each floor and totals 2,784 square feet per floor. Suite configurations vary in size, supporting different office needs within the same property.
The property is located on Lohman Avenue in Las Cruces, NM, and is described as having strong visibility and accessibility along the corridor. Directions: when heading west on Lohman, the building is on the right-hand side after Tornillo Street; use GPS.
Several suites are already leased to an established leaseholder, combining current occupancy with continued income potential for investors or businesses seeking a professional setting in one building.
The property is located on Lohman Avenue in Las Cruces, NM, and is described as having strong visibility and accessibility along the corridor. Directions: when heading west on Lohman, the building is on the right-hand side after Tornillo Street; use GPS.
Several suites are already leased to an established leaseholder, combining current occupancy with continued income potential for investors or businesses seeking a professional setting in one building.
Key Highlights
- Two‑story office building with 5,568 SF improvements and 17,860 SF lot (0.25 to 0.50 AC).
- Office has 7 total units with 4‑unit office plus 7 divided areas; multiple suites with flexible layouts.
- Ceiling height ranges from 8 to 10 ft; flooring includes carpet, ceramic tile, and laminate.
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
$49,273
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
4.48%
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%
$985,460
$985.5K
Cap Rate 7%
$703,900
$703.9K
Cap Rate 9%
$547,478
$547.5K
Market Conditions
NOI Build-Up for 5,568 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
$76.8K $13.80/SF
− Vacancy
−$11.1K −$2.00/SF
EGI
$65.7K $11.80/SF
− OpEx
−$16.4K −$2.95/SF
NOI
$49.3K $8.85/SF
Area
Las Cruces, NM
Vacancy
14.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
25.00%
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%
$985,460
Cap Rate 7%
$703,900
Cap Rate 9%
$547,478
Alternative Uses
Best Use
Office B
$703.9K
$615.9K – $821.2K
NOI $49,273 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$974.4K
$852.6K – $1.14M
NOI $68,206 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,873
Businesses Nearby
Explore this area
Business Placement
Demographics for 88001, NM
36,831
Population
16,985
Households
2.2
Avg Household Size
30
Median Age
29%
College-Educated
83%
High-School Grad
11.1 sq mi
ZIP Area
3,318
Density / Sq Mi
$32,978
Median Household Income
$23,195
Median Earnings
$797
Median Rent
$158,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Two-story office building offering multiple suites, two bathrooms per floor, and flexible layouts across well-maintained office space.
Where is this office units located?
The property is located at 525 E Lohman Avenue Las Cruces, NM.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑story office building with 5,568 SF improvements and 17,860 SF lot (0.25 to 0.50 AC).; Office has 7 total units with 4‑unit office plus 7 divided areas; multiple suites with flexible layouts.; Ceiling height ranges from 8 to 10 ft; flooring includes carpet, ceramic tile, and laminate.
