NNN Retail Strip
For Sale
$3,229,792
1630 Rio Rancho Blvd SE, Rio Rancho, NM 87124
Fully leased center with four NNN leases and scheduled annual rent increases.
Property Size11,973 SF
Lot Size1.03 Acres
Price / SF$269.76
Days on Market303
Property Features for 1630 Rio Rancho Blvd SE
General Information
Standard status
Active
Size
11,973 SF
Lot size
1.03 Acres
Property subtype
Retail
Zoning
SU
Occupancy
100%
Site & Location
Corner Location
Yes
Anchor Co-Tenants
Defined Fitness, NAPA Auto Parts, Big O Tires
Traffic Count
45,000 vehicles/day
Building Details
Tenancy
Multi
Listing Agency:
Pegasus Group LLC
(505) 346-0022
Listed By:
Anthony Johnson · License #53275
(505) 346-0022
Source:
Carnm.resimplifi
Added: Nov 2, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:00PM
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 Pegasus Group LLC
Investment Insights
Based on property information with market context.
This 11,973-square-foot retail strip center is fully leased under four NNN agreements, with scheduled annual increases during base terms and option periods. The tenant mix includes NextCare, Urban Wellness, Gonzales Jiu-Jitsu, and Boba Catch, spanning healthcare, wellness, fitness, and specialty food uses. The property is zoned SU and includes the land and building.
The center occupies a 1.03-acre front-row pad at the signalized intersection of Rio Rancho Blvd. and Sara Rd. in Rio Rancho, New Mexico, where traffic is reported at nearly 45,000 vehicles per day. It is part of the greater Hilltop Plaza Shopping Center and is anchored by Defined Fitness, Defined’s pickleball concept, NAPA Auto Parts, and Big O Tires. Smith’s Grocery and Walmart Neighborhood Market are also nearby. The site is adjacent to the 200+ acre Intel campus and includes ample parking.
The center occupies a 1.03-acre front-row pad at the signalized intersection of Rio Rancho Blvd. and Sara Rd. in Rio Rancho, New Mexico, where traffic is reported at nearly 45,000 vehicles per day. It is part of the greater Hilltop Plaza Shopping Center and is anchored by Defined Fitness, Defined’s pickleball concept, NAPA Auto Parts, and Big O Tires. Smith’s Grocery and Walmart Neighborhood Market are also nearby. The site is adjacent to the 200+ acre Intel campus and includes ample parking.
Key Highlights
- 11,973‑square‑foot retail strip center on a 1.03‑acre front‑row pad site
- Fully leased with four NNN agreements and annual increases in base terms and option periods
- Tenant roster includes NextCare, Urban Wellness, Gonzales Jiu‑Jitsu, and Boba Catch
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
$147,479
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
4.57%
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%
$2,949,580
$2.9M
Cap Rate 7%
$2,106,843
$2.1M
Cap Rate 9%
$1,638,656
$1.6M
Market Conditions
NOI Build-Up for 11,973 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
$225.6K $18.84/SF
− Vacancy
−$14.9K −$1.24/SF
EGI
$210.7K $17.60/SF
− OpEx
−$63.2K −$5.28/SF
NOI
$147.5K $12.32/SF
Area
Rio Rancho, NM
Vacancy
6.60%
Lease Rate
$18.84 /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%
$2,949,580
Cap Rate 7%
$2,106,843
Cap Rate 9%
$1,638,656
Alternative Uses
Best Use
Retail
$2.11M
$1.84M – $2.46M
NOI $147,479 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.97M
$2.59M – $3.46M
NOI $207,583 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
45,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,077
Businesses Nearby
372k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Groceries 26%
Shops & Services 24%
Superstores 5%
Smith's
Groceries
48,215 visits/mo
0.1 miles
Walmart Neighborhood Market
Groceries
38,692 visits/mo
0.2 miles
McDonald's
Dining
35,830 visits/mo
0.0 miles
Murphy USA
Shops & Services
22,602 visits/mo
0.2 miles
Dutch Bros. Coffee
Dining
22,562 visits/mo
0.1 miles
Demographics for 87124, NM
59,781
Population
23,027
Households
2.6
Avg Household Size
40
Median Age
33%
College-Educated
94%
High-School Grad
77.9 sq mi
ZIP Area
767
Density / Sq Mi
$82,278
Median Household Income
$43,353
Median Earnings
$1,380
Median Rent
$262,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully leased center with four NNN leases and scheduled annual rent increases.
Where is this shopping center located?
The property is located at 1630 Rio Rancho Blvd SE Rio Rancho, NM.
What is the asking price?
The asking price for this property is $3,229,792.
What are key features of this property?
This property features: 11,973‑square‑foot retail strip center on a 1.03‑acre front‑row pad site; Fully leased with four NNN agreements and annual increases in base terms and option periods; Tenant roster includes NextCare, Urban Wellness, Gonzales Jiu‑Jitsu, and Boba Catch
