Two-Story Mixed-Use
For Sale
$630,000
2225 4th St NW, Albuquerque, NM 87102
Live/work configuration includes a heated garage, work areas, residential space, storage, and on-site parking.
Property Size3,025 SF
Price / SF$208.26
Days on Market130
Property Features for 2225 4th St NW
General Information
Standard status
Active
Size
3,025 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
heated garage
insulated doors
reception room
coffee/break room
storage rooms
Building Details
Buildings
1
Stories
2
Listing Agency:
Re/Max Exclusive
(505) 859-1061
Listed By:
Morales Team ABQ
Source:
Thesouthwestlife
Added: Apr 24
Changed: Aug 30
Last Checked: Aug 25 at 5:44AM
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 Re/Max Exclusive
Investment Insights
Based on property information with market context.
This two-level mixed-use property contains approximately 3,025 square feet, including a 34' x 28' heated garage with insulated doors. The first floor includes two large living areas, a reception room, one bedroom, a coffee or break room, two 1/2 bathrooms, and seven small storage rooms. The second floor provides two additional large rooms, one 3/4 bathroom, and one 1/2 bathroom. The property is currently configured for a window tint shop with living quarters, supporting a live/work arrangement.
Located at 2225 4th Street NW in Albuquerque, the building sits near I-40 and 4th Street NW. The site includes 11 parking spaces with guest parking, and access is provided by paved city roads. The combination of garage, flexible interior rooms, residential areas, and storage creates a practical setup for an owner-occupant or business user seeking integrated work and living space.
Located at 2225 4th Street NW in Albuquerque, the building sits near I-40 and 4th Street NW. The site includes 11 parking spaces with guest parking, and access is provided by paved city roads. The combination of garage, flexible interior rooms, residential areas, and storage creates a practical setup for an owner-occupant or business user seeking integrated work and living space.
Key Highlights
- Approximately 3,025 SF across two floors
- 34' x 28' heated garage with insulated doors
- Current configuration includes a window tint shop and living quarters
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
$43,483
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
6.90%
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%
$869,660
$869.7K
Cap Rate 7%
$621,186
$621.2K
Cap Rate 9%
$483,144
$483.1K
Market Conditions
NOI Build-Up for 3,025 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
$67.2K $22.20/SF
− Vacancy
−$5.0K −$1.67/SF
EGI
$62.1K $20.54/SF
− OpEx
−$18.6K −$6.16/SF
NOI
$43.5K $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%
$869,660
Cap Rate 7%
$621,186
Cap Rate 9%
$483,144
Alternative Uses
Best Use
Retail
$621.2K
$543.5K – $724.7K
NOI $43,483 @ 7.0% cap · market cap 6.90%
Second Best
Office B
$574.1K
$502.3K – $669.7K
NOI $40,184 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$731.8K
$640.3K – $853.8K
NOI $51,227 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
886
Businesses Nearby
Explore this area
Business Placement
Demographics for 87102, NM
20,610
Population
11,346
Households
1.8
Avg Household Size
38
Median Age
34%
College-Educated
83%
High-School Grad
6.5 sq mi
ZIP Area
3,171
Density / Sq Mi
$37,276
Median Household Income
$29,184
Median Earnings
$868
Median Rent
$174,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Live/work configuration includes a heated garage, work areas, residential space, storage, and on-site parking.
Where is this mixed-use property located?
The property is located at 2225 4th St NW Albuquerque, NM.
What is the asking price?
The asking price for this property is $630,000.
What are key features of this property?
This property features: Approximately 3,025 SF across two floors; 34' x 28' heated garage with insulated doors; Current configuration includes a window tint shop and living quarters
