Single-Story Mixed-Use
For Sale
$1,150,000
466 San Francisco Street W, Santa Fe, NM 87501
CommercialSale, Santa Fe, NM
Property Size3,855 SF
Lot Size0.38 Acres
Price / SF$298.31
Days on Market12
Property Features for 466 San Francisco Street W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Zoning description
C-1 office, residential, educational, religious
Directions
Corner of Camino del Campo and West Alameda Street, next to Vanessies.
Standard status
Active
APN
10212480
Size
3,855 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Per title binder.
Tax Annual Amount
8753
Legal Description
Per title binder.
Utilities
Sewer type
Public Sewer
Building Details
Year built
1927
Flooring type
Carpet, Wood, Tile
Building materials
Adobe, Block, Frame
Roof type
Flat
Listing Agency:
Real Estate Advisors, LLC
(505) 539-3200
Listed By:
Tai Bixby · License #40315
(505) 577-3524
Added: Sep 16
Changed: Sep 23
Last Checked: Sep 27 at 3:06PM
MLS# 202604056
Copyright © 2026 Santa Fe Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-story mixed-use property provides 3,855 square feet on a 0.38-acre parcel. The building is fully leased and features adobe, block, and wood-frame construction, with carpet, wood, and tile flooring, a flat roof, and no basement. Public sewer serves the property, and on-site parking is provided on a gravel surface without striping or delineation.
Located at the west end of downtown Santa Fe, the property offers a short walk to the Plaza, the Santa Fe Railyard, and the Guadalupe district. The building dates to 1927 and underwent a substantial remodel in 1985. It carries C-1 zoning and is within the Westside-Guadalupe Historic District with a non-contributing classification. The parcel is mapped in FEMA Zone X.
Located at the west end of downtown Santa Fe, the property offers a short walk to the Plaza, the Santa Fe Railyard, and the Guadalupe district. The building dates to 1927 and underwent a substantial remodel in 1985. It carries C-1 zoning and is within the Westside-Guadalupe Historic District with a non-contributing classification. The parcel is mapped in FEMA Zone X.
Key Highlights
- 3,855 square feet on a 0.38‑acre parcel
- Fully leased mixed‑use property with all occupied spaces
- C‑1 zoning within the Westside‑Guadalupe Historic District
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
$53,083
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
4.62%
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%
$1,061,660
$1.1M
Cap Rate 7%
$758,329
$758.3K
Cap Rate 9%
$589,811
$589.8K
Market Conditions
NOI Build-Up for 3,855 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
$83.3K $21.60/SF
− Vacancy
−$12.5K −$3.24/SF
EGI
$70.8K $18.36/SF
− OpEx
−$17.7K −$4.59/SF
NOI
$53.1K $13.77/SF
Area
Santa Fe County, NM
Vacancy
15.00%
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%
$1,061,660
Cap Rate 7%
$758,329
Cap Rate 9%
$589,811
Alternative Uses
Best Use
Office B
$758.3K
$663.5K – $884.7K
NOI $53,083 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$755.6K
$661.2K – $881.5K
NOI $52,892 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$1.05M
$916.0K – $1.22M
NOI $73,276 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,993
Businesses Nearby
Explore this area
Business Placement
Demographics for 87501, NM
15,116
Population
10,480
Households
1.4
Avg Household Size
58
Median Age
61%
College-Educated
97%
High-School Grad
50.6 sq mi
ZIP Area
299
Density / Sq Mi
$81,229
Median Household Income
$52,851
Median Earnings
$1,516
Median Rent
$649,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased commercial property with C-1 zoning, on-site gravel parking, and convenient access to downtown Santa Fe destinations.
Where is this mixed-use property located?
The property is located at 466 San Francisco Street W Santa Fe, NM.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 3,855 square feet on a 0.38‑acre parcel; Fully leased mixed‑use property with all occupied spaces; C‑1 zoning within the Westside‑Guadalupe Historic District
