Single-Story Professional Office
For Sale
$899,999
6311 Montano Rd, Albuquerque, NM 87120
Private offices, flexible bullpen, courtyard, and on-site parking support professional workplace operations.
Property Size2,908 SF
Price / SF$309.49
Days on Market23
Property Features for 6311 Montano Rd
General Information
Standard status
Active
Size
2,908 SF
Listing Agency:
Berkshire Hathaway NM Prop
Listed By:
Jacob E Lopez · License #50903
(505) 328-5156
Source:
Myabqhomesearch
Added: Aug 17
Changed: Sep 7
Last Checked: Sep 7 at 2:53PM
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 Berkshire Hathaway NM Prop
Investment Insights
Based on property information with market context.
This 2,908.40-square-foot single-story office building occupies 0.331 acres and is currently leased to a practicing law firm on a month-to-month basis. The layout includes seven private offices, a glass-enclosed conference room, reception lobby, open bullpen with in-floor power and data, kitchen, copy and file room, and two accessible restrooms. Interior features include terracotta tile, LED lighting, structured network cabling, zoned HVAC, card-reader access, and a hardwired alarm system. A walled courtyard provides direct storefront access, concrete patio space, xeriscaping, and mature shade trees.
The property has 16 surface parking spaces on a poured concrete lot and approximately 55 feet of frontage within a 106-foot right-of-way, with ingress and egress from the south property line. The nearest 2026 traffic count is 13,978 VPD. MX-T zoning allows office, medical and dental, bank, retail, day care, hotel, live-work, and multifamily uses by right. Water, sewer, natural gas, and electricity are connected, and the property is in FEMA Flood Zone X.
The property has 16 surface parking spaces on a poured concrete lot and approximately 55 feet of frontage within a 106-foot right-of-way, with ingress and egress from the south property line. The nearest 2026 traffic count is 13,978 VPD. MX-T zoning allows office, medical and dental, bank, retail, day care, hotel, live-work, and multifamily uses by right. Water, sewer, natural gas, and electricity are connected, and the property is in FEMA Flood Zone X.
Key Highlights
- 2,908.40 SF single‑story office building on 0.331 acres / 14,418 SF
- Seven private offices, conference room, reception area, bullpen, kitchen, and file room
- 16 surface parking spaces on a poured concrete lot
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
$33,683
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
3.74%
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%
$673,660
$673.7K
Cap Rate 7%
$481,186
$481.2K
Cap Rate 9%
$374,256
$374.3K
Market Conditions
NOI Build-Up for 2,908 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
$57.6K $19.80/SF
− Vacancy
−$12.7K −$4.36/SF
EGI
$44.9K $15.44/SF
− OpEx
−$11.2K −$3.86/SF
NOI
$33.7K $11.58/SF
Area
ZIP 87120
Vacancy
22.00%
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%
$673,660
Cap Rate 7%
$481,186
Cap Rate 9%
$374,256
Alternative Uses
Best Use
Office B
$481.2K
$421.0K – $561.4K
NOI $33,683 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$682.6K
$597.3K – $796.3K
NOI $47,780 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
189
Businesses Nearby
Explore this area
Business Placement
Demographics for 87120, NM
64,643
Population
27,432
Households
2.4
Avg Household Size
39
Median Age
39%
College-Educated
93%
High-School Grad
57.6 sq mi
ZIP Area
1,122
Density / Sq Mi
$84,887
Median Household Income
$49,726
Median Earnings
$1,404
Median Rent
$276,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Private offices, flexible bullpen, courtyard, and on-site parking support professional workplace operations.
Where is this office building located?
The property is located at 6311 Montano Rd Albuquerque, NM.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: 2,908.40 SF single‑story office building on 0.331 acres / 14,418 SF; Seven private offices, conference room, reception area, bullpen, kitchen, and file room; 16 surface parking spaces on a poured concrete lot
