Corner Retail and Greenhouse
For Sale
$475,000
4883 Highway 314 Sw, Los Lunas, NM 87031
Corner commercial building with retail, office space, and greenhouses plus a documented, metered water supply.
Property Size1,500 SF
Price / SF$316.67
Days on Market193
Property Features for 4883 Highway 314 Sw
General Information
Standard status
Active
Size
1,500 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Water Rights
Yes
Taxes and HOA fees
Annual Taxes
$2,867
Listing Agency:
Keller Williams Realty
(505) 897-1100
Listed By:
Shalamaree D Luna-Hicks · License #48134
(505) 710-2311
Source:
Exprealty
Added: Feb 27
Changed: Aug 31
Last Checked: Sep 7 at 11:30AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This corner commercial property includes a 30-by-50 building with retail space, offices, and restrooms, along with two large greenhouses. One greenhouse is fully working, with minor repairs needed due to non-use, while the second greenhouse requires some work and repairs. For additional operations support, the site includes a 40-foot container for storage and a 20-foot container that has been converted into a commercial kitchen.
The property is positioned on a corner of a very busy state highway and a busy residential street, creating strong day-to-day storefront visibility and practical access for retail and service uses. The listing also states the property comes with commercial water rights that are documented and metered.
The configuration can fit a variety of tenant and owner-operator concepts that need both indoor commercial space and greenhouse production or sales. With dedicated office space, restrooms, and an on-site commercial kitchen container, the site may be workable for businesses that combine retail with food preparation and/or nursery and greenhouse operations, subject to applicable approvals. The mix of working and repair-needed components also gives buyers a clear starting point for renovations and tailoring the property to their specific operating plan.
The property is positioned on a corner of a very busy state highway and a busy residential street, creating strong day-to-day storefront visibility and practical access for retail and service uses. The listing also states the property comes with commercial water rights that are documented and metered.
The configuration can fit a variety of tenant and owner-operator concepts that need both indoor commercial space and greenhouse production or sales. With dedicated office space, restrooms, and an on-site commercial kitchen container, the site may be workable for businesses that combine retail with food preparation and/or nursery and greenhouse operations, subject to applicable approvals. The mix of working and repair-needed components also gives buyers a clear starting point for renovations and tailoring the property to their specific operating plan.
Key Highlights
- Corner commercial property on a busy state highway and busy residential street
- 30x50 building with retail space, offices, and a restroom
- Two large greenhouses: one fully working (minor repairs from nonuse), the other needing minor work/repairs
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
$17,820
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
3.75%
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%
$356,400
$356.4K
Cap Rate 7%
$254,571
$254.6K
Cap Rate 9%
$198,000
$198.0K
Market Conditions
NOI Build-Up for 1,500 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
$29.7K $19.80/SF
− Vacancy
−$5.9K −$3.96/SF
EGI
$23.8K $15.84/SF
− OpEx
−$5.9K −$3.96/SF
NOI
$17.8K $11.88/SF
Area
Valencia County, NM
Vacancy
20.00%
Lease Rate
$19.80 /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%
$356,400
Cap Rate 7%
$254,571
Cap Rate 9%
$198,000
Alternative Uses
Best Use
Office B
$254.6K
$222.8K – $297.0K
NOI $17,820 @ 7.0% cap · market cap 3.75%
Second Best
Retail
$183.2K
$160.3K – $213.7K
NOI $12,821 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$310.2K
$271.4K – $361.9K
NOI $21,712 @ 7.0% cap · market cap 4.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Water rights
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 87031, NM
45,208
Population
16,917
Households
2.7
Avg Household Size
37
Median Age
21%
College-Educated
85%
High-School Grad
255.5 sq mi
ZIP Area
177
Density / Sq Mi
$61,947
Median Household Income
$34,167
Median Earnings
$1,083
Median Rent
$206,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Corner commercial building with retail, office space, and greenhouses plus a documented, metered water supply.
Where is this retail space located?
The property is located at 4883 Highway 314 Sw Los Lunas, NM.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Corner commercial property on a busy state highway and busy residential street; 30x50 building with retail space, offices, and a restroom; Two large greenhouses: one fully working (minor repairs from nonuse), the other needing minor work/repairs
