46-Bed Rehabilitation Center
For Sale
$3,500,000
25 Vista Point Rd, Santa Fe, NM 87508
Former residential treatment campus with cabins, therapy areas, offices, and hospitality-oriented support spaces.
Property Size22,121 SF
Lot Size5.71 Acres
Price / SF$158.22
Days on Market185
Property Features for 25 Vista Point Rd
General Information
Standard status
Active
Size
22,121 SF
Lot size
5.71 Acres
Property subtype
Healthcare
Zoning
RES-F
Amenities
Power
Water
Natural Gas
Vacant
Building Details
Year Built
1983
Listing Agency:
Colliers - NM
(817) 360-0285
Listed By:
Jyl DeHaven
(817) 360-0285
Source:
Carnm.resimplifi
Added: Feb 27
Changed: Aug 29
Last Checked: Aug 31 at 12:49PM
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 Colliers - NM
Investment Insights
Based on property information with market context.
This former behavioral health residential treatment facility comprises a 46-bed campus across approximately 5.71 acres. Improvements include housing cabins, group therapy areas, administrative offices, a commercial kitchen, and dining space. The property contains 22,121 square feet and was built in 1983, with a configuration suited to residential care and retreat-oriented operations.
Set in the Sangre de Cristo Foothills of Santa Fe, the campus offers a private setting with views and is located minutes from Santa Fe. RES-F zoning is identified for the property. The existing combination of lodging-style accommodations, treatment areas, administrative space, and food-service infrastructure creates a cohesive healthcare campus configuration.
Set in the Sangre de Cristo Foothills of Santa Fe, the campus offers a private setting with views and is located minutes from Santa Fe. RES-F zoning is identified for the property. The existing combination of lodging-style accommodations, treatment areas, administrative space, and food-service infrastructure creates a cohesive healthcare campus configuration.
Key Highlights
- 46‑bed former behavioral health residential treatment facility
- Approximately 5.71‑acre campus in the Sangre de Cristo Foothills
- 22,121‑square‑foot property built in 1983
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
$306,040
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
8.74%
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%
$6,120,800
$6.1M
Cap Rate 7%
$4,372,000
$4.4M
Cap Rate 9%
$3,400,444
$3.4M
Market Conditions
NOI Build-Up for 22,121 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
$557.4K $25.20/SF
− Vacancy
−$47.4K −$2.14/SF
EGI
$510.1K $23.06/SF
− OpEx
−$204.0K −$9.22/SF
NOI
$306.0K $13.83/SF
Area
Santa Fe County, NM
Vacancy
8.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$6,120,800
Cap Rate 7%
$4,372,000
Cap Rate 9%
$3,400,444
Alternative Uses
Best Use
Healthcare Medical
$4.37M
$3.83M – $5.10M
NOI $306,040 @ 7.0% cap · market cap 8.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.01M
$5.26M – $7.01M
NOI $420,476 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 87508, NM
19,156
Population
7,782
Households
2.5
Avg Household Size
54
Median Age
50%
College-Educated
90%
High-School Grad
169.2 sq mi
ZIP Area
113
Density / Sq Mi
$96,767
Median Household Income
$43,595
Median Earnings
$1,502
Median Rent
$529,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Former residential treatment campus with cabins, therapy areas, offices, and hospitality-oriented support spaces.
Where is this rehabilitation center located?
The property is located at 25 Vista Point Rd Santa Fe, NM.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 46‑bed former behavioral health residential treatment facility; Approximately 5.71‑acre campus in the Sangre de Cristo Foothills; 22,121‑square‑foot property built in 1983
