Multi-Tenant Mixed-Use
For Sale
$749,000
2 Marietta Ct, Edgewood, NM 87015
Fully leased property combines retail and professional office suites.
Property Size6,400 SF
Price / SF$117.03
Days on Market9
Property Features for 2 Marietta Ct
General Information
Standard status
Active
Size
6,400 SF
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
Couture Brokerage
(505) 362-6823
Listed By:
Toni-Lei Ponic
Source:
Myabqhomesearch
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 28 at 4:54PM
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 Couture Brokerage
Investment Insights
Based on property information with market context.
This approximately 6,400-square-foot mixed-use commercial property contains multiple retail and professional office suites in a multi-tenant arrangement. Eight tenants occupy the building, with the tenancy spread across both retail and office uses. The property is fully leased, and the lease mix includes NNN structures.
Located at 2 Marietta Ct in Edgewood, the asset serves the East Mountains market. Its combination of retail and office occupancy creates a varied tenant roster within a single commercial property, while the existing lease structure supports an established operating profile.
Located at 2 Marietta Ct in Edgewood, the asset serves the East Mountains market. Its combination of retail and office occupancy creates a varied tenant roster within a single commercial property, while the existing lease structure supports an established operating profile.
Key Highlights
- Approximately 6,400 square feet of mixed‑use commercial space
- Eight tenants across retail and professional office suites
- 100% occupancy with the property fully leased
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.
Where is this mixed-use property located?
The property is located at 2 Marietta Ct 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 mixed‑use commercial space; Eight tenants across retail and professional office suites; 100% occupancy with the property fully leased
