Self-Storage Facility with
New
For Sale
$1,875,000
1525 Pacheco, Santa Fe, NM 87505
Income-producing property combines storage units, leased warehouse space, offices, and a renovated apartment behind gated access.
Property Size12,746 SF
Price / SF$147.10
Days on Market2
Property Features for 1525 Pacheco
General Information
Standard status
Active
Size
12,746 SF
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Self-Storage Units
120
Amenities
video surveillance
security patrols
Metal Roof
Concrete Flooring
Flat Roof
Parking Available
Paved
Vinyl Flooring
Building Details
Year Built
1982
Listing Agency:
BARKER REALTY, LLC
(505) 982-9836
Listed By:
COZETTE E. HANSEN · License #49928
(505) 399-0538
Source:
Corcoran
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 4 at 3:15PM
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 BARKER REALTY, LLC
Investment Insights
Based on property information with market context.
This self-storage and commercial property includes a diversified mix of operating components. The storage inventory consists of 29 10' x 10' units, 4 10' x 20' units, 8 15' x 10' units, 53 5' x 10' units, and 26 5' x 5' units. Three warehouse units are fully leased and feature bay roll-up doors, in-suite restrooms, 220-amp service, and a 4,000-square-foot fenced yard serving one unit. The property also includes leased office space, a dedicated storage management office, and a newly renovated one-bedroom apartment.
Located at 1525 Pacheco in Santa Fe, the property has access to major thoroughfares in the Midtown commercial district. Improvements include gated entry, perimeter fencing, exterior lighting, full video surveillance, and daytime security patrols. Built in 1982, the site brings storage, warehouse, office, and residential components together in one commercial property.
Located at 1525 Pacheco in Santa Fe, the property has access to major thoroughfares in the Midtown commercial district. Improvements include gated entry, perimeter fencing, exterior lighting, full video surveillance, and daytime security patrols. Built in 1982, the site brings storage, warehouse, office, and residential components together in one commercial property.
Key Highlights
- Self‑storage mix includes 29 10' x 10', 4 10' x 20', 8 15' x 10', 53 5' x 10', and 26 5' x 5' units
- Three fully leased warehouse units with bay roll‑up doors and in‑suite restrooms
- One warehouse unit includes a 4,000‑square‑foot fenced yard
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
$118,600
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
6.33%
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%
$2,372,000
$2.4M
Cap Rate 7%
$1,694,286
$1.7M
Cap Rate 9%
$1,317,778
$1.3M
Market Conditions
NOI Build-Up for 12,746 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
$206.5K $16.20/SF
− Vacancy
−$16.7K −$1.31/SF
EGI
$189.8K $14.89/SF
− OpEx
−$71.2K −$5.58/SF
NOI
$118.6K $9.30/SF
Area
Santa Fe County, NM
Vacancy
8.10%
Lease Rate
$16.20 /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%
$2,372,000
Cap Rate 7%
$1,694,286
Cap Rate 9%
$1,317,778
Alternative Uses
Best Use
Mixed Use
$1.69M
$1.48M – $1.98M
NOI $118,600 @ 7.0% cap · market cap 6.33%
Second Best
Self Storage
$1.55M
$1.35M – $1.81M
NOI $108,351 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$3.46M
$3.03M – $4.04M
NOI $242,276 @ 7.0% cap · market cap 12.92%
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
2,615
Businesses Nearby
Explore this area
Business Placement
Demographics for 87505, NM
32,078
Population
18,733
Households
1.7
Avg Household Size
52
Median Age
54%
College-Educated
94%
High-School Grad
65.1 sq mi
ZIP Area
493
Density / Sq Mi
$75,912
Median Household Income
$41,169
Median Earnings
$1,348
Median Rent
$484,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Income-producing property combines storage units, leased warehouse space, offices, and a renovated apartment behind gated access.
Where is this self storage facility located?
The property is located at 1525 Pacheco Santa Fe, NM.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Self‑storage mix includes 29 10' x 10', 4 10' x 20', 8 15' x 10', 53 5' x 10', and 26 5' x 5' units; Three fully leased warehouse units with bay roll‑up doors and in‑suite restrooms; One warehouse unit includes a 4,000‑square‑foot fenced yard
