Single-Story Office
New
For Sale
$899,999
6311 Montano Road NW, Albuquerque, NM 87120
CommercialSale, Albuquerque, NM
Property Size2,908 SF
Lot Size0.33 Acres
Price / SF$309.45
Days on Market4
Property Features for 6311 Montano Road NW
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
MX-T*
Parking
16
Directions
Going west on Montano passing Coors right before getting to Unser. Property is on the North side of the street.
Subdivision
110 - Northwest Heights
Standard status
Active
APN
101006243627910203
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
4968
Utilities
Heating system
Natural Gas
Amenities
private walled courtyard
conference room
reception lobby
full kitchen
copy and file room
structured cabling
hardwired alarm
card-reader entry
LED lighting
decorative glass-block wall
Building Details
Floors in Building
1
Listing Agency:
Berkshire Hathaway NM Prop · Berkshire Hathaway HomeServices
(505) 798-6300
Listed By:
Jacob E Lopez · License #50903
(505) 328-5156
Added: Aug 26
Changed: Aug 27
Last Checked: Aug 29 at 2:06PM
MLS# 1109932
Copyright © 2026 Southwest MLS. 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 2,908.40-square-foot single-story office building occupies 0.331 acres and provides seven perimeter offices, a glass-enclosed conference room, reception area, open bullpen, full kitchen, copy and file room, and two accessible restrooms. A private walled courtyard adds an outdoor amenity with direct storefront access. Interior improvements include terracotta tile, LED lighting, fresh two-tone paint, structured network cabling, card-reader entry, and a hardwired alarm system. The building is constructed of split-face CMU masonry and includes ducted forced-air HVAC with zoned thermostat control, a gas-fired hydronic boiler, and connected water, sewer, natural gas, and electric service.
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 at 0.04 miles from the frontage. MX-T zoning permits office, medical and dental, bank, retail, day care, hotel, live-work, townhouse, and multifamily uses by right. The site is in FEMA Flood Zone X, outside the Special Flood Hazard Area.
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 at 0.04 miles from the frontage. MX-T zoning permits office, medical and dental, bank, retail, day care, hotel, live-work, townhouse, and multifamily uses by right. The site is in FEMA Flood Zone X, outside the Special Flood Hazard Area.
Key Highlights
- 2,908.40 SF single‑story office building on 0.331 acres / 14,418 SF
- Seven private offices, conference room, reception lobby, bullpen, kitchen, and copy/file room
- 16 surface parking spaces on a poured concrete lot; 5.5 per 1,000 SF
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
$33,688
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%
$673,760
$673.8K
Cap Rate 7%
$481,257
$481.3K
Cap Rate 9%
$374,311
$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%
$673,760
Cap Rate 7%
$481,257
Cap Rate 9%
$374,311
Alternative Uses
Best Use
Office B
$481.3K
$421.1K – $561.5K
NOI $33,688 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$682.7K
$597.3K – $796.4K
NOI $47,786 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
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 - Leased professional workspace with private offices, flexible bullpen area, courtyard, and on-site parking.
Where is this office building located?
The property is located at 6311 Montano Road NW 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 lobby, bullpen, kitchen, and copy/file room; 16 surface parking spaces on a poured concrete lot; 5.5 per 1,000 SF
