Versatile Showroom/Office with Industrial
For Sale
Contact for pricing
909 W Amador Ave, Las Cruces, NM 88005
Remodeled showroom/office with significant shop and storage space.
Property Size5,000 SF
Price / SF$187
Days on Market186
Property Features for 909 W Amador Ave
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Industrial
Listing Agency:
Steinborn Commercial Real Estate
Listed By:
Grady Oxford · License #NM 11039
Source:
Crexi
Added: Feb 22
Changed: Aug 14
Last Checked: Aug 26 at 12:47AM
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 Steinborn Commercial Real Estate
Investment Insights
Based on property information with market context.
This property offers flexibility and a polished look suitable for retail showroom or office purposes. It has served as a showroom location for cabinetry, stone, countertops, and other home finish-related retail services for a long time. The property has been remodeled, updated, and is highly presentable for retailers needing to project a professional appearance. The offices are large and offer a strong corporate appearance. There is ample excess area available for bullpen or more open office areas, including an additional upstairs loft area. The industrial component of the property adds significant value, offering over 5000 square feet of shop space, multiple covered storage areas, and additional storage. The property can be fenced off and secured. It is located in Las Cruces, NM.
Key Highlights
- Highly polished and remodeled showroom/office space ideal for retail or professional services.
- Substantial industrial component with 5000+ SQFT of shop space.
- Secure, fenced property offering covered and additional storage.
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
$32,819
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
3.51%
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%
$656,380
$656.4K
Cap Rate 7%
$468,843
$468.8K
Cap Rate 9%
$364,656
$364.7K
Market Conditions
NOI Build-Up for 5,000 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
$54.0K $10.80/SF
− Vacancy
−$3.5K −$0.70/SF
EGI
$50.5K $10.10/SF
− OpEx
−$17.7K −$3.53/SF
NOI
$32.8K $6.56/SF
Area
Las Cruces, NM
Vacancy
6.50%
Lease Rate
$10.80 /SF/Yr
Expense Ratio
35.00%
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%
$656,380
Cap Rate 7%
$468,843
Cap Rate 9%
$364,656
Alternative Uses
Best Use
Flex RnD
$468.8K
$410.2K – $547.0K
NOI $32,819 @ 7.0% cap · market cap 3.51%
Second Best
Industrial
$423.0K
$370.1K – $493.5K
NOI $29,610 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$875.0K
$765.6K – $1.02M
NOI $61,248 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,361
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 88005, NM
26,997
Population
12,039
Households
2.2
Avg Household Size
41
Median Age
31%
College-Educated
85%
High-School Grad
150.9 sq mi
ZIP Area
179
Density / Sq Mi
$51,770
Median Household Income
$28,908
Median Earnings
$899
Median Rent
$207,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Urban Cafe & Catering — 1100 S Main St, Las Cruces, NM 88005
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Frequently Asked Questions
What type of property is this?
Flex space - Remodeled showroom/office with significant shop and storage space.
Where is this flex space located?
The property is located at 909 W Amador Ave Las Cruces, NM.
What is the asking price?
The asking price for this property is $935,000.
What are key features of this property?
This property features: Highly polished and remodeled showroom/office space ideal for retail or professional services.; Substantial industrial component with 5000+ SQFT of shop space.; Secure, fenced property offering covered and additional storage.
