Multi-Tenant Mixed-Use
For Sale
$749,000
2 Marietta Court, Edgewood, NM 87015
CommercialSale, Edgewood, NM
Property Size6,400 SF
Lot Size0.95 Acres
Price / SF$117.03
Days on Market10
Property Features for 2 Marietta Court
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C-1
Parking
35
Directions
I40 to Edgewood exist. Turn Right. Turn west on 333 to Marietta Court. Property on the right.
Subdivision
260 - South 217
Standard status
Active
APN
099001244
Lot size
0.95 Acres
Taxes and HOA fees
Tax Annual Amount
7052
Building Details
Floors in Building
1
Building materials
Frame, Stucco
Listing Agency:
Couture Brokerage
(505) 321-3259
Listed By:
Toni-Lei Renee Ponic · License #15258
(505) 321-3259
Added: Aug 14
Changed: Aug 22
Last Checked: Aug 22 at 11:06PM
MLS# 1109680
Copyright © 2026 Southwest MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains approximately 6,400 square feet across multiple retail and professional office suites. The building is configured for eight occupants and features frame and stucco construction, creating a varied tenant environment within a single asset.
Located at 2 Marietta Court in Edgewood, New Mexico, the property sits on approximately 0.95 acres. All eight suites are occupied, and the tenancy includes NNN lease arrangements alongside retail and office uses. The combination of established occupancy, multiple suites, and varied commercial functions provides a consolidated property with diversified tenancy.
Located at 2 Marietta Court in Edgewood, New Mexico, the property sits on approximately 0.95 acres. All eight suites are occupied, and the tenancy includes NNN lease arrangements alongside retail and office uses. The combination of established occupancy, multiple suites, and varied commercial functions provides a consolidated property with diversified tenancy.
Key Highlights
- Approximately 6,400 square feet of commercial space
- Eight tenants with 100% occupancy
- Combination of retail and professional office suites
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
$59,551
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
7.95%
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%
$1,191,020
$1.2M
Cap Rate 7%
$850,729
$850.7K
Cap Rate 9%
$661,678
$661.7K
Market Conditions
NOI Build-Up for 6,400 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
$103.7K $16.20/SF
− Vacancy
−$8.4K −$1.31/SF
EGI
$95.3K $14.89/SF
− OpEx
−$35.7K −$5.58/SF
NOI
$59.6K $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%
$1,191,020
Cap Rate 7%
$850,729
Cap Rate 9%
$661,678
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,128 @ 7.0% cap · market cap 11.77%
Second Best
Retail
$1.16M
$1.01M – $1.35M
NOI $81,164 @ 7.0% cap · market cap 10.84%
Theoretical Best
Office A
$1.74M
$1.52M – $2.03M
NOI $121,651 @ 7.0% cap · market cap 16.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
Explore this area
Business Placement
Demographics for 87015, NM
12,833
Population
6,593
Households
1.9
Avg Household Size
47
Median Age
34%
College-Educated
93%
High-School Grad
131.6 sq mi
ZIP Area
98
Density / Sq Mi
$72,681
Median Household Income
$48,270
Median Earnings
$891
Median Rent
$263,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased property combines retail and professional office suites with NNN lease structures.
Where is this mixed-use property located?
The property is located at 2 Marietta Court Edgewood, NM.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Approximately 6,400 square feet of commercial space; Eight tenants with 100% occupancy; Combination of retail and professional office suites
