Tri-Level Bed-and-Breakfast
5353 Spirit Ridge Road Las Cruces, NM 88007
For Sale
Contact for pricing
Tri-level lodge with nine suites, multiple kitchens, and extensive covered patios set on 5 acres.
Property Size10,000 SF
Lot Size5.00 Acres
Price / SF$92.50
Days on Market269
Property Features for 5353 Spirit Ridge Road
General Information
Standard status
Active
Size
10,000 SF
Lot size
5.00 Acres
Property subtype
Business for Sale, Mixed Use, Multifamily
Listing Agency:
Debbie Johnson
Listed By:
Luke Johnson · License #0943
Source:
Crexi
Added: Nov 2, 2025
Changed: Jul 23
Last Checked: Jul 27 at 5:53AM
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 Debbie Johnson
Investment Insights
Based on property information with market context.
A lodge built in 1965 and expanded into a bed-and-breakfast in 1996, this tri-level property features approximately 10,000 to 12,000 square feet of heated and cooled space plus 1,900 square feet of covered patios and balconies. The layout includes nine suites, 10 full baths and three half baths, seven kitchens with an outdoor partial kitchen, and on-site office space. Interior amenities include a two-story atrium with a rock waterfall and a balcony library. Outside, there is a large east-facing patio with a Cantera fountain, covered outdoor kitchen, two bathrooms, and storage.
The lodge is fully enclosed with stone walls, adobe walls, and wrought iron, with a double garage and both a main laundry room and a guest laundry room. Additional infrastructure includes solar power and a 450-foot deep well. The property sits on 5 acres, with approximately 2 acres fenced in the backyard and many shade trees.
Large parties and events are supported by the property’s extensive patio and balcony areas, along with covered outdoor space designed for hosting.
The lodge is fully enclosed with stone walls, adobe walls, and wrought iron, with a double garage and both a main laundry room and a guest laundry room. Additional infrastructure includes solar power and a 450-foot deep well. The property sits on 5 acres, with approximately 2 acres fenced in the backyard and many shade trees.
Large parties and events are supported by the property’s extensive patio and balcony areas, along with covered outdoor space designed for hosting.
Key Highlights
- Tri‑level lodge built in 1965; expanded into a bed‑and‑breakfast in 1996
- Approx. 10,000–12,000 SF heated and cooled area with 9 suites, 10 full baths, and 3 half baths
- Seven kitchens plus an outdoor partial kitchen, office, main laundry room, and guest laundry room
Financial Insights For Hotel Hospitality
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $144.0k | $14.40 |
| − Vacancy | −$14.4k | −$1.44 |
| EGI | $129.6k | $12.96 |
| − OpEx | −$68.0k | −$6.80 |
| NOI | $61.6k | $6.16 |
10,000 SF · lease $14.40/SF/yr · vacancy 10.00% · expense 52.50%
Alternative Uses
Best Use
Hotel Hospitality
$879.4K
$769.5K – $1.03M
NOI $61,560 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,496 @ 7.0% cap · market cap 13.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Similar Off Market Nearby
- A Lodge On the Desert — 5353 Spirit Rdg Ct, Las Cruces, NM 88007
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Tri-level lodge with nine suites, multiple kitchens, and extensive covered patios set on 5 acres.
Where is this bed & breakfast located?
The property is located at 5353 Spirit Ridge Road Las Cruces, NM.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Tri‑level lodge built in 1965; expanded into a bed‑and‑breakfast in 1996; Approx. 10,000–12,000 SF heated and cooled area with 9 suites, 10 full baths, and 3 half baths; Seven kitchens plus an outdoor partial kitchen, office, main laundry room, and guest laundry room
