Restaurant Property with Retail
For Sale
$1,200,000
4000 Barbara Loop SE, Rio Rancho, NM 87124
C-1-zoned property with full site access, pylon signage, and exposure from 528.
Property Size7,000 SF
Price / SF$171.43
Days on Market152
Property Features for 4000 Barbara Loop SE
General Information
Standard status
Active
Size
7,000 SF
Property subtype
Retail
Zoning
C-1
Additional Details
Road Access
Yes
Listing Agency:
King Capital Commercial Real Estate
(505) 292-9607
Listed By:
Kyla Stoker · License #NM45916
(505) 292-9607
Source:
Carnm.resimplifi
Added: Apr 1
Changed: Aug 29
Last Checked: Aug 29 at 10:43PM
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 King Capital Commercial Real Estate
Investment Insights
Based on property information with market context.
The property includes approximately 4,000 ± SF of restaurant space and 3,000 ± SF of retail space, totaling 7,000 SF. Restaurant-related details are available from the broker. A large pylon sign is available, and the site provides full access for customers and visitors.
Located at 4000 Barbara Loop SE in Rio Rancho, the property has visibility from 528 and sits within an active retail trade area. Dense residential neighborhoods are nearby, providing surrounding residential context for the restaurant and retail components. The property carries C-1 zoning.
Located at 4000 Barbara Loop SE in Rio Rancho, the property has visibility from 528 and sits within an active retail trade area. Dense residential neighborhoods are nearby, providing surrounding residential context for the restaurant and retail components. The property carries C-1 zoning.
Key Highlights
- Approximately 4,000 ± SF of restaurant space
- Approximately 3,000 ± SF of retail space
- 7,000 SF total property size
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
$101,210
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
8.43%
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%
$2,024,200
$2.0M
Cap Rate 7%
$1,445,857
$1.4M
Cap Rate 9%
$1,124,556
$1.1M
Market Conditions
NOI Build-Up for 7,000 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
$142.8K $20.40/SF
− Vacancy
−$7.9K −$1.12/SF
EGI
$134.9K $19.28/SF
− OpEx
−$33.7K −$4.82/SF
NOI
$101.2K $14.46/SF
Area
Rio Rancho, NM
Vacancy
5.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
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%
$2,024,200
Cap Rate 7%
$1,445,857
Cap Rate 9%
$1,124,556
Alternative Uses
Best Use
Specialty Retail
$1.45M
$1.27M – $1.69M
NOI $101,210 @ 7.0% cap · market cap 8.43%
Second Best
Retail
$1.23M
$1.08M – $1.44M
NOI $86,223 @ 7.0% cap · market cap 7.19%
Theoretical Best
Office A
$1.73M
$1.52M – $2.02M
NOI $121,363 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,133
Businesses Nearby
396k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Shops & Services 27%
Groceries 24%
Superstores 5%
Smith's
Groceries
48,215 visits/mo
0.2 miles
Walmart Neighborhood Market
Groceries
38,692 visits/mo
0.3 miles
McDonald's
Dining
35,830 visits/mo
0.2 miles
Murphy USA
Shops & Services
22,602 visits/mo
0.3 miles
Dutch Bros. Coffee
Dining
22,562 visits/mo
0.1 miles
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 Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C-1-zoned property with full site access, pylon signage, and exposure from 528.
Where is this conventional restaurant located?
The property is located at 4000 Barbara Loop SE Rio Rancho, NM.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Approximately 4,000 ± SF of restaurant space; Approximately 3,000 ± SF of retail space; 7,000 SF total property size
