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    88 Main St Pinos Altos, NM 88053

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    For Sale
    $2,100,000

    Established mountain lodging with cabins and extensive on-site amenities.

    Type:Hospitality
    Added:
    Mar 6, 2026
    Days on Market:
    42
    Last Refresh:
    Apr 6 at 12:19 am

    Property Features for 88 Main St

    General Information

    Standard status
    Active
    Property subtype
    Hospitality

    Building Details

    Year Built
    1985

    We can help!

    Listing Contact
    Edward Rupp
    Edward Rupp

    Listing agent Edward Rupp

    Listing office SVN | Northco Real Estate Services LLC

    Listing date Mar 6, 2026

    Source Svn

    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 SVN | Northco Real Estate Services LLC

    Overview

    Mountain Lodging Property For Sale

    Bear Creek Motels & Cabin is a mountain lodging property located in Pinos Altos, New Mexico. The property is situated at approximately 7,000 feet, minutes north of Silver City. It features 15 split-entry cabin-style units with private entrances and modern amenities, including fireplaces, WiFi, and cable television. Select units also include full kitchens. On-site amenities include an event lodge, outdoor amphitheater, gift shop, BBQ facilities, and pet-friendly accommodations. The property benefits from demand driven by outdoor recreation, heritage tourism, and regional travel. Recreational opportunities include hiking, hunting, birding, hot springs, stargazing, and winter landscapes. The property has existing staff and management who handle the majority of operational execution. The current owners handle routine repairs and maintenance tasks, and bookkeeping, which could easily be outsourced.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Motels

    Suggested Use

    Restaurant Hotel & Motel Furniture & Home Goods Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Bear Creek Motel & Cabins — 88 Main St, Pinos Altos, NM 88053
    • Pinos Altos Casita — 8 Hillside Rd, Pinos Altos, NM 88053

    Location Insight

    • Map
    • Local Demand
    City
    Pinos Altos
    County
    Grant
    State
    New Mexico
    Longitude
    -108.219
    Latitude
    32.8735

    FAQs

    What type of property is this?
    Motel - Established mountain lodging with cabins and extensive on-site amenities.
    Where is this motel located?
    The property is located at 88 Main St Pinos Altos, NM.
    What is the asking price?
    The asking price for this property is $2,100,000.
    What are key features of this property?
    This property features: High Cap Rate: 10.52% (2021‑2024 Average EBITDA/SDE) indicates strong financial performance.; Prime Location: Situated in the historic mountain village of Pinos Altos, near Silver City and the Gila National Forest.; Cabin‑Style Units: Features 15 split‑entry cabin‑style units with private entrances and modern amenities.
    (952) 820-1634
    We can help!
    Listing Contact
    Edward Rupp
    Edward Rupp
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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