Corner Medical Office
For Sale
$165,000
1395 Missouri Ave, Las Cruces, NM 88001
Corner location at Pecos and Missouri with almost 24,000 cars passing daily.
Property Size1,111 SF
Price / SF$148.51
Days on Market322
Property Features for 1395 Missouri Ave
General Information
Standard status
Active
Size
1,111 SF
Property subtype
Office
Amenities
Power
Water
Sewer
Natural Gas
Vacant
Listing Agency:
STEINBORN / TCN Commercial Real Estate
(575) 639-1208
Listed By:
Kary Bulsterbaum · License #43302
(575) 639-1208
Source:
Carnm.resimplifi
Added: Oct 12, 2025
Changed: Aug 29
Last Checked: Aug 29 at 11:23AM
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 STEINBORN / TCN Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 1395 Missouri Ave in Las Cruces, this medical office property occupies the corner of Pecos and Missouri. The site has served as a therapy operation for an extended period, providing an established setting for medical office use.
Traffic exposure is supported by nearly 24,000 cars traveling through the corner daily. Within a 5-minute drive, the surrounding area includes more than 39,000 daytime residents, 23,000+ workers, and 16,000+ daytime residents. The property information also identifies potential applications such as legal, financial services, and insurance. Adjacent properties are available separately for sale.
Traffic exposure is supported by nearly 24,000 cars traveling through the corner daily. Within a 5-minute drive, the surrounding area includes more than 39,000 daytime residents, 23,000+ workers, and 16,000+ daytime residents. The property information also identifies potential applications such as legal, financial services, and insurance. Adjacent properties are available separately for sale.
Key Highlights
- Corner at Pecos and Missouri
- Nearly 24,000 cars pass the corner daily
- Long‑term therapy operation location
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
$10,979
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
6.65%
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%
$219,580
$219.6K
Cap Rate 7%
$156,843
$156.8K
Cap Rate 9%
$121,989
$122.0K
Market Conditions
NOI Build-Up for 1,111 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
$20.0K $18.00/SF
− Vacancy
−$1.7K −$1.53/SF
EGI
$18.3K $16.47/SF
− OpEx
−$7.3K −$6.59/SF
NOI
$11.0K $9.88/SF
Area
Las Cruces, NM
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
40.00%
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%
$219,580
Cap Rate 7%
$156,843
Cap Rate 9%
$121,989
Alternative Uses
Best Use
Healthcare Medical
$156.8K
$137.2K – $183.0K
NOI $10,979 @ 7.0% cap · market cap 6.65%
Second Best
Office B
$140.5K
$122.9K – $163.9K
NOI $9,832 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$194.4K
$170.1K – $226.8K
NOI $13,609 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Balanced
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Matanis M Linda DVM — 1889 Calle De Ninos, Las Cruces, NM 88005
- Castro Cristina DVM — 1889 calle de ninos, las cruces, nm 88005
- Schukei Terry DVM — 1889 Calle De Ninos, Las Cruces, NM 88005
- Baumann Alice DVM — 1889 Calle De Ninos, Las Cruces, NM 88005
- Wolfgang Jean K DVM — 1716 Calle Feliz, Las Cruces, NM 88001
Frequently Asked Questions
What type of property is this?
Medical Office Space - Corner location at Pecos and Missouri with almost 24,000 cars passing daily.
Where is this medical office space located?
The property is located at 1395 Missouri Ave Las Cruces, NM.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Corner at Pecos and Missouri; Nearly 24,000 cars pass the corner daily; Long‑term therapy operation location
