Standalone Retail
For Sale
Contact for pricing
3985 S Main St, Las Cruces, NM 88001
Standalone retail building zoned C-1 and fronting South Main Street, with EBID rights included.
Property Size3,000 SF
Price / SF$165
Days on Market544
Property Features for 3985 S Main St
General Information
Standard status
Active
Size
3,000 SF
Property subtype
RETAIL
Zoning
C-1
Additional Details
Road Access
Yes
Listing Agency:
NAI 1st Valley Realty
(575) 521-1535
Listed By:
Jessie Carreon · License #53098
(575) 649-8157
Source:
Moodyscre
Added: Mar 20, 2025
Changed: Sep 3
Last Checked: Sep 13 at 10:59AM
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 1st Valley Realty
Investment Insights
Based on property information with market context.
This standalone retail building is zoned C-1 and fronts South Main Street. The property includes a lot with pecan trees and comes with EBID rights.
Located at 3985 S Main St in Las Cruces, NM, the site is positioned near new residential construction, supporting steady neighborhood demand.
The offering is well-suited for an owner-operator or tenant looking for a dedicated freestanding retail presence on a C-1 zoned parcel with included EBID rights.
Located at 3985 S Main St in Las Cruces, NM, the site is positioned near new residential construction, supporting steady neighborhood demand.
The offering is well-suited for an owner-operator or tenant looking for a dedicated freestanding retail presence on a C-1 zoned parcel with included EBID rights.
Key Highlights
- Standalone retail building zoned C‑1
- Fronts South Main Street
- Lot includes pecan trees
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
$24,343
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
4.92%
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%
$486,860
$486.9K
Cap Rate 7%
$347,757
$347.8K
Cap Rate 9%
$270,478
$270.5K
Market Conditions
NOI Build-Up for 3,000 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
$37.8K $12.60/SF
− Vacancy
−$3.0K −$1.01/SF
EGI
$34.8K $11.59/SF
− OpEx
−$10.4K −$3.48/SF
NOI
$24.3K $8.11/SF
Area
Las Cruces, NM
Vacancy
8.00%
Lease Rate
$12.60 /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%
$486,860
Cap Rate 7%
$347,757
Cap Rate 9%
$270,478
Alternative Uses
Best Use
Retail
$347.8K
$304.3K – $405.7K
NOI $24,343 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$525.0K
$459.4K – $612.5K
NOI $36,749 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Standalone retail building zoned C-1 and fronting South Main Street, with EBID rights included.
Where is this storefront property located?
The property is located at 3985 S Main St Las Cruces, NM.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Standalone retail building zoned C‑1; Fronts South Main Street; Lot includes pecan trees
