New Construction
For Sale
$579,990
396 Pecos Loop Se, Rio Rancho, NM 87124
Two-unit property with modern finishes, private outdoor areas, dedicated parking, and a two-car garage.
Property Size1,951 SF
Price / SF$297.28
Days on Market19
Property Features for 396 Pecos Loop Se
General Information
Standard status
Active
Size
1,951 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/3BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,635
Building Details
Year Built
2024
Listing Agency:
Realty One of New Mexico
(505) 934-1756
Listed By:
Brian Leigh Earnest · License #REC20230477
(505) 934-1756
Source:
Exprealty
Added: Aug 4
Changed: Aug 20
Last Checked: Aug 21 at 10:45AM
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 Realty One of New Mexico
Investment Insights
Based on property information with market context.
Completed in 2024, this duplex includes a primary residence and a separate accessory dwelling unit with contemporary interior finishes. The main home offers three bedrooms, three baths, stainless steel kitchen appliances, granite countertops, a two-car garage, and a private yard. The second unit provides two bedrooms, one bath, a full kitchen with stainless appliances, granite countertops, in-unit laundry, its own yard, and dedicated parking.
The property is located at 396 Pecos Loop SE in Rio Rancho, New Mexico. Its two-unit configuration supports separate occupancy within one residential income property, with each residence providing distinct living and outdoor areas.
The property is located at 396 Pecos Loop SE in Rio Rancho, New Mexico. Its two-unit configuration supports separate occupancy within one residential income property, with each residence providing distinct living and outdoor areas.
Key Highlights
- Completed in 2024
- Two‑unit duplex configuration with a separate accessory dwelling unit
- Main residence has 3 bedrooms, 3 baths, and a 2‑car garage
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
$17,433
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
3.01%
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%
$348,660
$348.7K
Cap Rate 7%
$249,043
$249.0K
Cap Rate 9%
$193,700
$193.7K
Market Conditions
NOI Build-Up for 1,951 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
$26.9K $13.80/SF
− Vacancy
−$2.0K −$1.04/SF
EGI
$24.9K $12.77/SF
− OpEx
−$7.5K −$3.83/SF
NOI
$17.4K $8.94/SF
Area
Rio Rancho, NM
Vacancy
7.50%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$348,660
Cap Rate 7%
$249,043
Cap Rate 9%
$193,700
Alternative Uses
Best Use
Multifamily LT 5
$249.0K
$217.9K – $290.6K
NOI $17,433 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$231.4K
$202.5K – $270.0K
NOI $16,201 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$483.2K
$422.8K – $563.8K
NOI $33,826 @ 7.0% cap · market cap 5.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 87124, NM
59,781
Population
23,027
Households
2.6
Avg Household Size
40
Median Age
33%
College-Educated
94%
High-School Grad
77.9 sq mi
ZIP Area
767
Density / Sq Mi
$82,278
Median Household Income
$43,353
Median Earnings
$1,380
Median Rent
$262,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with modern finishes, private outdoor areas, dedicated parking, and a two-car garage.
Where is this duplex located?
The property is located at 396 Pecos Loop Se Rio Rancho, NM.
What is the asking price?
The asking price for this property is $579,990.
What are key features of this property?
This property features: Completed in 2024; Two‑unit duplex configuration with a separate accessory dwelling unit; Main residence has 3 bedrooms, 3 baths, and a 2‑car garage
