Freestanding Warehouse with
For Sale
Contact for pricing
2901 MCWILLIAMS Road, Aztec, NM 87410
Metal industrial facility with overhead doors, a wash bay, and paved parking.
Property Size5,000 SF
Lot Size3.13 Acres
Price / SF$119
Days on Market208
Property Features for 2901 MCWILLIAMS Road
General Information
Standard status
Active
Size
5,000 SF
Lot size
3.13 Acres
Property subtype
Industrial
Site & Location
Outdoor Storage
Yes
Utilities to Site
Yes
Building Details
Buildings
1
Building Size
5,000 SF
Construction
metal
Listing Agency:
Real Estate PROS
Listed By:
Jennifer Wood
Source:
Crexi
Added: Feb 5
Changed: Aug 31
Last Checked: Sep 1 at 8:05AM
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 Real Estate PROS
Investment Insights
Based on property information with market context.
This 5,000-square-foot freestanding metal warehouse and shop occupies approximately 3.13 acres at 2901 McWilliams Road. The facility includes multiple overhead doors, a wash bay, concrete slab floors, varied ceiling heights, and up to two ADA-compliant restrooms. Paved parking and an expansive yard support equipment storage and vehicle circulation.
City water, city sewer, electric, and gas are available. The property is positioned in the McWilliams Road corridor just north of Aztec, with access to major routes. Its warehouse, shop, and outdoor areas provide a practical setting for service, storage, fabrication, automotive, or light industrial operations.
City water, city sewer, electric, and gas are available. The property is positioned in the McWilliams Road corridor just north of Aztec, with access to major routes. Its warehouse, shop, and outdoor areas provide a practical setting for service, storage, fabrication, automotive, or light industrial operations.
Key Highlights
- 5,000‑square‑foot warehouse and shop on approximately 3.13 acres
- Multiple overhead doors, wash bay, and concrete slab flooring
- Up to two ADA‑compliant restrooms
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
$37,268
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
6.26%
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%
$745,360
$745.4K
Cap Rate 7%
$532,400
$532.4K
Cap Rate 9%
$414,089
$414.1K
Market Conditions
NOI Build-Up for 5,000 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
$47.4K $9.48/SF
− Vacancy
−$3.6K −$0.71/SF
EGI
$43.8K $8.77/SF
− OpEx
−$6.6K −$1.32/SF
NOI
$37.3K $7.45/SF
Area
San Juan County, NM
Vacancy
7.50%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$745,360
Cap Rate 7%
$532,400
Cap Rate 9%
$414,089
Alternative Uses
Best Use
Warehouse
$532.4K
$465.9K – $621.1K
NOI $37,268 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$905.1K – $1.21M
NOI $72,405 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Demographics for 87410, NM
16,064
Population
6,402
Households
2.5
Avg Household Size
40
Median Age
17%
College-Educated
88%
High-School Grad
265.6 sq mi
ZIP Area
60
Density / Sq Mi
$51,283
Median Household Income
$31,436
Median Earnings
$802
Median Rent
$192,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Metal industrial facility with overhead doors, a wash bay, and paved parking.
Where is this warehouse located?
The property is located at 2901 MCWILLIAMS Road Aztec, NM.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 5,000‑square‑foot warehouse and shop on approximately 3.13 acres; Multiple overhead doors, wash bay, and concrete slab flooring; Up to two ADA‑compliant restrooms
