Self Storage Investment
For Sale
Contact for pricing
Pending
19 MEADOWLAKE RD, Los Lunas, NM 87031
Highly occupied self-storage facility with expansion potential and strong cash flow.
Property Size9,900 SF
Days on Market102
Property Features for 19 MEADOWLAKE RD
General Information
Standard status
Pending
Size
9,900 SF
Property subtype
Self Storage
Building Details
Year Built
2004
Listing Agency:
ParaSell Inc
(949) 942-6585
Listed By:
Scott Reid · License #PB00078916
Source:
Crexi
Added: May 19
Changed: Aug 25
Last Checked: Aug 26 at 8:00PM
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 ParaSell Inc
Investment Insights
Based on property information with market context.
This self-storage investment opportunity includes both the business and real estate. The property features approximately 9,900 rentable square feet across 78 storage units, along with outdoor parking. Situated on a large parcel, the property has excess land area that may support future expansion, pending buyer investigation and approvals. The facility is equipped with automated gate access, remote management capability, a diversified unit mix, drive-up accessibility, perimeter security systems, and online payment functionality. The property design and automation systems support efficient ownership with limited day-to-day management burden. The facility benefits from low payroll requirements and minimal utility expenses, as well as an efficient operational layout. Potential value-add opportunities include additional storage unit development, RV and outdoor parking expansion, increased economic occupancy, improved digital marketing, enhanced automation systems, ancillary income opportunities, and security and camera upgrades. Several unit categories appear below estimated market rental rates, creating upside through strategic rent increases and operational optimization. Historically strong occupancy and recurring monthly revenue create a stable operational foundation.
Key Highlights
- Strong existing cash flow with historically strong occupancy and recurring monthly revenue.
- Expansion potential with excess land area for additional storage units and/or RV/outdoor parking.
- Stabilized operations with low management intensity due to facility design and automation systems.
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
$76,507
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
7.85%
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%
$1,530,140
$1.5M
Cap Rate 7%
$1,092,957
$1.1M
Cap Rate 9%
$850,078
$850.1K
Market Conditions
NOI Build-Up for 9,900 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
$118.8K $12.00/SF
− Vacancy
−$9.5K −$0.96/SF
EGI
$109.3K $11.04/SF
− OpEx
−$32.8K −$3.31/SF
NOI
$76.5K $7.73/SF
Area
Valencia County, NM
Vacancy
8.00%
Lease Rate
$12.00 /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%
$1,530,140
Cap Rate 7%
$1,092,957
Cap Rate 9%
$850,078
Alternative Uses
Best Use
Self Storage
$1.09M
$956.3K – $1.28M
NOI $76,507 @ 7.0% cap · market cap 7.85%
Second Best
Industrial
$846.4K
$740.6K – $987.5K
NOI $59,251 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,297 @ 7.0% cap · market cap 14.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 87031, NM
45,208
Population
16,917
Households
2.7
Avg Household Size
37
Median Age
21%
College-Educated
85%
High-School Grad
255.5 sq mi
ZIP Area
177
Density / Sq Mi
$61,947
Median Household Income
$34,167
Median Earnings
$1,083
Median Rent
$206,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Highly occupied self-storage facility with expansion potential and strong cash flow.
Where is this self storage facility located?
The property is located at 19 MEADOWLAKE RD Los Lunas, NM.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Strong existing cash flow with historically strong occupancy and recurring monthly revenue.; Expansion potential with excess land area for additional storage units and/or RV/outdoor parking.; Stabilized operations with low management intensity due to facility design and automation systems.
