Building Details

Building Size 39,385 SF

Listing Agency: Garsa Group

Listed By: Joel Cumplido · License #NM 51964 Show Phone

Source: Crexi

Added: Aug 31 Changed: Sep 2 Last Checked: Sep 4 at 12:20PM

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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 Garsa Group

Investment Insights

Based on property information with market context.

This mixed-use property includes approximately 39,385 square feet of building area on approximately 17.30 acres. The property is fully leased, providing an existing occupancy profile for review. The offering is located at 30 Frontage Road in Placitas, New Mexico, with the building and underlying acreage included together. A pro forma cap rate of 6.73% is identified for the property.

Key Highlights

• Approximately 39,385 SF of building area
• Approximately 17.30 acres of land
• 100% leased occupancy

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

$376,619

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

5.88%

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%

$7,532,380 $7.5M

Cap Rate 7%

$5,380,271 $5.4M

Cap Rate 9%

$4,184,656 $4.2M

Market Conditions

NOI Build-Up for 39,385 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

$708.9K $18.00/SF

− Vacancy

−$106.3K −$2.70/SF

EGI

$602.6K $15.30/SF

− OpEx

−$226.0K −$5.74/SF

NOI

$376.6K $9.56/SF

Area

Sandoval County, NM

Vacancy

15.00%

Lease Rate

$18.00 /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%

$7,532,380

Cap Rate 7%

$5,380,271

Cap Rate 9%

$4,184,656

Alternative Uses

Best Use

Mixed Use

$5.38M

$4.71M – $6.28M (±1% cap)

NOI $376,619 @ 7.0% cap · market cap 5.88%

Second Best

Retail

$4.81M

$4.21M – $5.61M (±1% cap)

NOI $336,624 @ 7.0% cap · market cap 5.26%

Theoretical Best

Office A

$8.01M

$7.01M – $9.34M (±1% cap)

NOI $560,452 @ 7.0% cap · market cap 8.76%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Villanueva Granite & Tile ... Building Supply Titan Construction Products ... Industrial Manufacturer Leaf and Flower - Placitas (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Electrical Service Garden Center Plumbing Service Furniture & Home Goods Dental Office Auto Parts Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

100%

Occupancy

Location Intelligence

Trade Area within ½ mile

140

Businesses Nearby

Explore this area Business Placement

Demographics for 87043, NM

5,090

Population

2,349

Households

2.2

Avg Household Size

62

Median Age

60%

College-Educated

99%

High-School Grad

107.7 sq mi

ZIP Area

47

Density / Sq Mi

$110,268

Median Household Income

$59,185

Median Earnings

$1,869

Median Rent

$520,200

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Fully leased commercial property combining substantial building and land components.

Where is this mixed-use property located?

The property is located at 30 Frontage Road Placitas, NM.

What is the asking price?

The asking price for this property is $6,400,000.

What are key features of this property?

This property features: Approximately 39,385 SF of building area; Approximately 17.30 acres of land; 100% leased occupancy