Class A Multi-Tenant Office
New
For Sale
Contact for pricing
4101 Indian School Rd, Albuquerque, NM 87110
Professional office property with underground parking, secure storage, and on-site security.
Property Size109,504 SF
Price / SF$232.87
Days on Market6
Property Features for 4101 Indian School Rd
General Information
Standard status
Active
Size
109,504 SF
Class
Class A
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Amenities
panoramic views
underground parking
on-site security & secure storage
abundance of restaurants within a 5 minute drive
adjacent to NEW Whole Foods shopping center
Building Details
Building Size
109,504 SF
Tenancy
Multi
Listing Agency:
Argus Investment Realty
(505) 855-7602
Listed By:
Scott W Throckmorton SIOR · License #30637AB
(505) 855-7602
Source:
Moodyscre
Added: Aug 17
Changed: Aug 21
Last Checked: Aug 22 at 1:43PM
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 Argus Investment Realty
Investment Insights
Based on property information with market context.
This 109,504 SF office property at 4101 Indian School Rd is configured for multiple tenants and identified as a Class A office building. The improvements include underground parking, on-site security, and secure storage. The building also offers panoramic views.
The property has frontage along I-40 and is adjacent to a new Whole Foods shopping center. Restaurants are located within a 5-minute drive, while the Indian School Road address provides access to the broader Albuquerque area.
The property has frontage along I-40 and is adjacent to a new Whole Foods shopping center. Restaurants are located within a 5-minute drive, while the Indian School Road address provides access to the broader Albuquerque area.
Key Highlights
- 109,504 SF multi‑tenant office project
- Class A office building with panoramic views
- Frontage along I‑40 at 4101 Indian School Rd
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
$1,454,651
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
5.70%
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%
$29,093,020
$29.1M
Cap Rate 7%
$20,780,729
$20.8M
Cap Rate 9%
$16,162,789
$16.2M
Market Conditions
NOI Build-Up for 109,504 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
$2.37M $21.60/SF
− Vacancy
−$425.8K −$3.89/SF
EGI
$1.94M $17.71/SF
− OpEx
−$484.9K −$4.43/SF
NOI
$1.45M $13.28/SF
Area
Albuquerque, NM
Vacancy
18.00%
Lease Rate
$21.60 /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%
$29,093,020
Cap Rate 7%
$20,780,729
Cap Rate 9%
$16,162,789
Alternative Uses
Best Use
Office B
$20.78M
$18.18M – $24.24M
NOI $1,454,651 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$26.49M
$23.18M – $30.91M
NOI $1,854,385 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,173
Businesses Nearby
Explore this area
Business Placement
Demographics for 87110, NM
38,441
Population
19,591
Households
2
Avg Household Size
42
Median Age
38%
College-Educated
93%
High-School Grad
8.8 sq mi
ZIP Area
4,368
Density / Sq Mi
$63,593
Median Household Income
$40,244
Median Earnings
$1,096
Median Rent
$251,400
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Professional office property with underground parking, secure storage, and on-site security.
Where is this office building located?
The property is located at 4101 Indian School Rd Albuquerque, NM.
What is the asking price?
The asking price for this property is $25,500,000.
What are key features of this property?
This property features: 109,504 SF multi‑tenant office project; Class A office building with panoramic views; Frontage along I‑40 at 4101 Indian School Rd
