Fenced Live-Work
For Sale
$850,000
Pending
2528 Coors Blvd SW, Albuquerque, NM 87121
Manufacturing-zoned property combines a shop with a rear open-concept residence and secured site perimeter.
Property Size7,984 SF
Days on Market1440
Property Features for 2528 Coors Blvd SW
General Information
Standard status
Pending
Size
7,984 SF
Site & Location
Road Access
Yes
Fenced Yard
Yes
Listing Agency:
Maestas Real Estate Services
(505) 463-3565
Listed By:
Anita Maestas · License #16029
Source:
Albuquerquehomefinders
Added: Sep 20, 2022
Changed: Aug 28
Last Checked: Aug 28 at 10:29AM
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 Maestas Real Estate Services
Investment Insights
Based on property information with market context.
This live-work property combines a 5,289-square-foot shop with a 2,705-square-foot single-family residence positioned toward the rear of the site. The shop includes garage space with two sliding doors at the north end, while the residence features an open-concept floor plan.
The property has frontage on Coors Boulevard and is fully fenced. Its manufacturing zoning supports the live-work configuration described, with separate residential and shop components within one secured property.
The property has frontage on Coors Boulevard and is fully fenced. Its manufacturing zoning supports the live-work configuration described, with separate residential and shop components within one secured property.
Key Highlights
- 5,289 SF shop space with garage area
- 2,705 SF single‑family residence at the rear
- Manufacturing zoning supports live‑work configuration
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
$76,347
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
8.98%
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%
$1,526,940
$1.5M
Cap Rate 7%
$1,090,671
$1.1M
Cap Rate 9%
$848,300
$848.3K
Market Conditions
NOI Build-Up for 7,984 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
$143.7K $18.00/SF
− Vacancy
−$21.6K −$2.70/SF
EGI
$122.2K $15.30/SF
− OpEx
−$45.8K −$5.74/SF
NOI
$76.3K $9.56/SF
Area
ZIP 87121
Vacancy
15.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,526,940
Cap Rate 7%
$1,090,671
Cap Rate 9%
$848,300
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,072 @ 7.0% cap · market cap 9.89%
Second Best
Mixed Use
$1.09M
$954.3K – $1.27M
NOI $76,347 @ 7.0% cap · market cap 8.98%
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,613 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
Explore this area
Business Placement
Demographics for 87121, NM
77,802
Population
26,118
Households
3
Avg Household Size
31
Median Age
13%
College-Educated
80%
High-School Grad
336.9 sq mi
ZIP Area
231
Density / Sq Mi
$59,184
Median Household Income
$34,738
Median Earnings
$1,277
Median Rent
$192,500
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?
Live-work space - Manufacturing-zoned property combines a shop with a rear open-concept residence and secured site perimeter.
Where is this live-work space located?
The property is located at 2528 Coors Blvd SW Albuquerque, NM.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 5,289 SF shop space with garage area; 2,705 SF single‑family residence at the rear; Manufacturing zoning supports live‑work configuration
