Flex Showroom with Secure
For Sale
Contact for pricing
909 W Amador Ave, Las Cruces, NM 88005
Remodeled flex facility with showroom-ready presentation, large offices, and a secured shop with covered storage.
Property Size13,761 SF
Price / SF$67.95
Days on Market204
Property Features for 909 W Amador Ave
General Information
Standard status
Active
Size
13,761 SF
Property subtype
RETAIL
Listing Agency:
Steinborn/TCN Commercial Real Estate
(575) 532-2345
Listed By:
Kary Bulsterbaum · License #43302
(575) 639-1208
Source:
Moodyscre
Added: Feb 22
Changed: Aug 14
Last Checked: Sep 13 at 11:09AM
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/TCN Commercial Real Estate
Investment Insights
Based on property information with market context.
This remodeled flex property has a polished, showroom-ready appearance and has operated for years as a cabinetry, stone, and countertop/home-finish retail showroom. It includes large, corporate-appearing offices and additional excess area that can be used for bullpen or more open office layouts. There is also an additional upstairs loft area.
The industrial component is a significant value add, featuring 5,000+ square feet of shop space along with multiple covered storage areas and additional storage. The layout allows for portions of the property to be fenced off and secured, supporting controlled use of the shop and storage areas.
Overall, the property is configured to support both customer-facing showroom activity and back-of-house operations, with flexible space allocations across office, showroom, and secured industrial use areas.
The industrial component is a significant value add, featuring 5,000+ square feet of shop space along with multiple covered storage areas and additional storage. The layout allows for portions of the property to be fenced off and secured, supporting controlled use of the shop and storage areas.
Overall, the property is configured to support both customer-facing showroom activity and back-of-house operations, with flexible space allocations across office, showroom, and secured industrial use areas.
Key Highlights
- Remodeled flex facility with showroom‑ready, highly presentable retail/office look
- 5000+ SF shop with covered and additional storage, with fenced and secured area available
- Large offices designed to provide a professional corporate appearance
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
$81,493
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
8.72%
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%
$1,629,860
$1.6M
Cap Rate 7%
$1,164,186
$1.2M
Cap Rate 9%
$905,478
$905.5K
Market Conditions
NOI Build-Up for 13,761 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
$123.8K $9.00/SF
− Vacancy
−$7.4K −$0.54/SF
EGI
$116.4K $8.46/SF
− OpEx
−$34.9K −$2.54/SF
NOI
$81.5K $5.92/SF
Area
Las Cruces, NM
Vacancy
6.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,629,860
Cap Rate 7%
$1,164,186
Cap Rate 9%
$905,478
Alternative Uses
Best Use
Retail
$1.60M
$1.40M – $1.86M
NOI $111,662 @ 7.0% cap · market cap 11.94%
Second Best
Flex RnD
$1.29M
$1.13M – $1.51M
NOI $90,323 @ 7.0% cap · market cap 9.66%
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,567 @ 7.0% cap · market cap 18.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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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 flex facility with showroom-ready presentation, large offices, and a secured shop with covered storage.
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: Remodeled flex facility with showroom‑ready, highly presentable retail/office look; 5000+ SF shop with covered and additional storage, with fenced and secured area available; Large offices designed to provide a professional corporate appearance
