Street-Facing Office
For Sale
$300,000
1990 E Lohman Ave, Las Cruces, NM 88001
Office condominium with a dedicated entrance oriented toward a high-traffic corridor.
Property Size1,544 SF
Price / SF$194.30
Days on Market108
Property Features for 1990 E Lohman Ave
General Information
Standard status
Active
Size
1,544 SF
Property subtype
Office
Building Details
Year Built
1988
Listing Agency:
STEINBORN / TCN Commercial Real Estate
(575) 532-2345
Listed By:
Jacob Garland · License #44202
(575) 532-2345
Source:
Carnm.resimplifi
Added: May 15
Changed: Aug 29
Last Checked: Aug 30 at 1:56PM
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.
This office condominium contains 1,544 square feet within a building constructed in 1988. The unit has a newer HVAC system and a dedicated entrance facing E Lohman Ave, providing direct street orientation for occupants and visitors.
The property is in Las Cruces and sits along a high-traffic corridor. Its street-facing entrance and position within the development provide a distinct point of exposure for an office user, with the physical setup also supporting prominent signage placement.
The property is in Las Cruces and sits along a high-traffic corridor. Its street-facing entrance and position within the development provide a distinct point of exposure for an office user, with the physical setup also supporting prominent signage placement.
Key Highlights
- 1,544‑square‑foot office condominium
- Dedicated entrance facing E Lohman Ave
- Located along a high‑traffic corridor in Las Cruces
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
$13,663
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
4.55%
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%
$273,260
$273.3K
Cap Rate 7%
$195,186
$195.2K
Cap Rate 9%
$151,811
$151.8K
Market Conditions
NOI Build-Up for 1,544 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
$21.3K $13.80/SF
− Vacancy
−$3.1K −$2.00/SF
EGI
$18.2K $11.80/SF
− OpEx
−$4.6K −$2.95/SF
NOI
$13.7K $8.85/SF
Area
Las Cruces, NM
Vacancy
14.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
25.00%
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%
$273,260
Cap Rate 7%
$195,186
Cap Rate 9%
$151,811
Alternative Uses
Best Use
Office B
$195.2K
$170.8K – $227.7K
NOI $13,663 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$270.2K
$236.4K – $315.2K
NOI $18,913 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,039
Businesses Nearby
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.
Frequently Asked Questions
What type of property is this?
Office units - Office condominium with a dedicated entrance oriented toward a high-traffic corridor.
Where is this office units located?
The property is located at 1990 E Lohman Ave Las Cruces, NM.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,544‑square‑foot office condominium; Dedicated entrance facing E Lohman Ave; Located along a high‑traffic corridor in Las Cruces
