Retail Center Near Interstate
For Sale
$3,500,000
Pending
4360 Cutler Ave NE, Albuquerque, NM 87110
Four-tenant retail center with freeway visibility and strong customer base.
Property Size12,706 SF
Days on Market294
Property Features for 4360 Cutler Ave NE
General Information
Standard status
Pending
Size
12,706 SF
Property subtype
Retail
Zoning
NR-C
Building Details
Year Built
2014
Listing Agency:
Colliers - NM
Listed By:
Benjamin Perich
(505) 880-7054
Source:
Carnm.resimplifi
Added: Nov 24, 2025
Changed: Sep 9
Last Checked: Sep 13 at 5:35AM
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 Colliers - NM
Investment Insights
Based on property information with market context.
The four-tenant retail center at 4360 Cutler Blve NE is located in Albuquerque, New Mexico. The property has freeway visibility off Interstate 40 and is approximately 1.5 miles from Coronado Center, Winrock Center, and Uptown Shopping Center. The location benefits from a strong daytime population and higher-income neighborhoods. The tenant mix has maintained 100% occupancy since construction. Three of the four tenants represent 89% of the rentable square footage and have recently renewed their leases. The fourth tenant occupies 1,425 square feet and has 1 year remaining on their lease, with expectations for renewal. The majority owner of the property is also the majority owner of Calibers Shooting Center, which occupies 41% of the rentable square footage under a recently signed 5-year lease for their gun safe business. The property size is 12,706 square feet.
Key Highlights
- High visibility location off Interstate 40, near major shopping centers.
- Strong financial performance: 8.38% CAP rate and 16.77% IRR on current rents and OPEX.
- Well below replacement cost at $279/sf.
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
$182,642
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
5.22%
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%
$3,652,840
$3.7M
Cap Rate 7%
$2,609,171
$2.6M
Cap Rate 9%
$2,029,356
$2.0M
Market Conditions
NOI Build-Up for 12,706 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
$282.1K $22.20/SF
− Vacancy
−$21.2K −$1.67/SF
EGI
$260.9K $20.54/SF
− OpEx
−$78.3K −$6.16/SF
NOI
$182.6K $14.37/SF
Area
Albuquerque, NM
Vacancy
7.50%
Lease Rate
$22.20 /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%
$3,652,840
Cap Rate 7%
$2,609,171
Cap Rate 9%
$2,029,356
Alternative Uses
Best Use
Retail
$2.61M
$2.28M – $3.04M
NOI $182,642 @ 7.0% cap · market cap 5.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.07M
$2.69M – $3.59M
NOI $215,168 @ 7.0% cap · market cap 6.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,485
Businesses Nearby
305k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 35%
Shops & Services 28%
Dining 17%
Apparel 14%
Whole Foods Market
Groceries
65,518 visits/mo
0.3 miles
Walmart Neighborhood Market
Groceries
42,168 visits/mo
0.3 miles
Speedway
Shops & Services
29,681 visits/mo
0.5 miles
Dollar Tree
Shops & Services
28,785 visits/mo
0.2 miles
SONIC Drive In
Dining
21,385 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Albuquerque, NM
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Frequently Asked Questions
What type of property is this?
Shopping center - Four-tenant retail center with freeway visibility and strong customer base.
Where is this shopping center located?
The property is located at 4360 Cutler Ave NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: High visibility location off Interstate 40, near major shopping centers.; Strong financial performance: **8.38% CAP rate and 16.77% IRR** on current rents and OPEX.; Well below replacement cost at $279/sf.
