Retail Suites For
For Sale
$720,000
5 George Ct, Edgewood, NM 87015
Retail suites available and leased in Edgewood, New Mexico.
Property Size4,437 SF
Price / SF$162.27
Days on Market208
Property Features for 5 George Ct
General Information
Standard status
Active
Size
4,437 SF
Property subtype
Retail
Zoning
C-2
Listing Agency:
NAI SunVista
Listed By:
Melody Torres
(505) 878-0001
Source:
Carnm.resimplifi
Added: Mar 2
Changed: Sep 9
Last Checked: Sep 26 at 3:45AM
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 NAI SunVista
Investment Insights
Based on property information with market context.
This commercial real estate property features multiple retail suites. Suite 5-A is currently occupied by Subway with a lease expiring on December 31, 2028, and it has an area of approximately 1,200 square feet. Suites 5-B and 5-C are available, each offering approximately 1,170 square feet of space. Suite 5-D has an area of approximately 89 square feet.
Key Highlights
- Suite 5‑B: ±1,170 SF Available
- Suite 5‑C: ±1,170 SF Available
- Suite 5‑A: ±1,200 SF Tenant: Subway, lease expiration: 12/31/2028
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
$56,270
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
7.82%
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%
$1,125,400
$1.1M
Cap Rate 7%
$803,857
$803.9K
Cap Rate 9%
$625,222
$625.2K
Market Conditions
NOI Build-Up for 4,437 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
$87.9K $19.80/SF
− Vacancy
−$7.5K −$1.68/SF
EGI
$80.4K $18.12/SF
− OpEx
−$24.1K −$5.44/SF
NOI
$56.3K $12.68/SF
Area
Santa Fe County, NM
Vacancy
8.50%
Lease Rate
$19.80 /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%
$1,125,400
Cap Rate 7%
$803,857
Cap Rate 9%
$625,222
Alternative Uses
Best Use
Specialty Retail
$963.2K
$842.8K – $1.12M
NOI $67,423 @ 7.0% cap · market cap 9.36%
Second Best
Retail
$803.9K
$703.4K – $937.8K
NOI $56,270 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$1.20M
$1.05M – $1.41M
NOI $84,338 @ 7.0% cap · market cap 11.71%
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
312
Businesses Nearby
69k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 71%
Shops & Services 29%
McDonald's
Dining
33,446 visits/mo
0.4 miles
Marathon Petroleum
Shops & Services
12,658 visits/mo
0.4 miles
Starbucks
Dining
11,924 visits/mo
0.3 miles
Smith's Fuel Center
Shops & Services
7,436 visits/mo
0.4 miles
Blake's LotaBurger
Dining
2,265 visits/mo
0.5 miles
Demographics for 87015, NM
12,833
Population
6,593
Households
1.9
Avg Household Size
47
Median Age
34%
College-Educated
93%
High-School Grad
131.6 sq mi
ZIP Area
98
Density / Sq Mi
$72,681
Median Household Income
$48,270
Median Earnings
$891
Median Rent
$263,200
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 West region
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Frequently Asked Questions
What type of property is this?
Retail space - Retail suites available and leased in Edgewood, New Mexico.
Where is this retail space located?
The property is located at 5 George Ct Edgewood, NM.
What is the asking price?
The asking price for this property is $720,000.
What are key features of this property?
This property features: Suite 5‑B: ±1,170 SF Available; Suite 5‑C: ±1,170 SF Available; Suite 5‑A: ±1,200 SF Tenant: Subway, lease expiration: 12/31/2028
