C-1 Live-Work
For Sale
$216,000
721 Isleta Blvd SW, Albuquerque, NM 87105
C-1 zoning, fenced yard space, and on-site parking shape this adaptable property.
Property Size1,125 SF
Price / SF$192
Days on Market109
Property Features for 721 Isleta Blvd SW
General Information
Standard status
Active
Size
1,125 SF
Total Parking Spaces
10
Property subtype
Office
Zoning
C-1
Amenities
Power
Water
Sewer
Natural Gas
10 Parking Spaces
Building Details
Year Built
1949
Listing Agency:
EXP Realty, LLC
(505) 554-3873
Listed By:
Andrea Hankins · License #20510
(505) 554-3873
Source:
Carnm.resimplifi
Added: May 15
Changed: Aug 29
Last Checked: Aug 30 at 1:00PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
Configured for residential use, this live-work property contains an approximately 1,125-square-foot building on approximately 0.20 acres. The 1949 improvement offers an adaptable interior layout, on-site parking, fenced yard space, and street-facing exposure. Its small-format configuration is suited to the stated potential for office, retail, salon, studio, wellness, service, or live-work applications, subject to applicable requirements.
The property fronts Isleta Blvd SW in Albuquerque’s South Valley, with approximately 13,397 vehicles per day along the corridor. The site also provides access to Downtown Albuquerque, nearby residential areas, local businesses, and major thoroughfares. C-1 zoning and the existing residential character create a setting that can accommodate owner occupancy, continued residential use where permitted, or commercial repositioning consistent with applicable approvals.
The property fronts Isleta Blvd SW in Albuquerque’s South Valley, with approximately 13,397 vehicles per day along the corridor. The site also provides access to Downtown Albuquerque, nearby residential areas, local businesses, and major thoroughfares. C-1 zoning and the existing residential character create a setting that can accommodate owner occupancy, continued residential use where permitted, or commercial repositioning consistent with applicable approvals.
Key Highlights
- Approximately 1,125 SF building on approximately 0.20 acres
- C‑1 zoning with existing residential configuration
- Approximately 13,397 vehicles per day along the Isleta corridor
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
$13,183
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
6.10%
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%
$263,660
$263.7K
Cap Rate 7%
$188,329
$188.3K
Cap Rate 9%
$146,478
$146.5K
Market Conditions
NOI Build-Up for 1,125 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
$20.9K $18.60/SF
− Vacancy
−$3.3K −$2.98/SF
EGI
$17.6K $15.62/SF
− OpEx
−$4.4K −$3.91/SF
NOI
$13.2K $11.72/SF
Area
ZIP 87105
Vacancy
16.00%
Lease Rate
$18.60 /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%
$263,660
Cap Rate 7%
$188,329
Cap Rate 9%
$146,478
Alternative Uses
Best Use
Office B
$188.3K
$164.8K – $219.7K
NOI $13,183 @ 7.0% cap · market cap 6.10%
Second Best
Mixed Use
$151.9K
$132.9K – $177.2K
NOI $10,631 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$245.5K
$214.8K – $286.4K
NOI $17,183 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 87105, NM
54,151
Population
20,263
Households
2.7
Avg Household Size
39
Median Age
16%
College-Educated
80%
High-School Grad
40.2 sq mi
ZIP Area
1,347
Density / Sq Mi
$49,928
Median Household Income
$32,490
Median Earnings
$972
Median Rent
$200,300
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?
Live-work space - C-1 zoning, fenced yard space, and on-site parking shape this adaptable property.
Where is this live-work space located?
The property is located at 721 Isleta Blvd SW Albuquerque, NM.
What is the asking price?
The asking price for this property is $216,000.
What are key features of this property?
This property features: Approximately 1,125 SF building on approximately 0.20 acres; C‑1 zoning with existing residential configuration; Approximately 13,397 vehicles per day along the Isleta corridor
