Stand-Alone Medical
For Sale
$4,600,000
9101 Montgomery Blvd NE, Albuquerque, NM 87111
Renovated single-tenant healthcare facility with MX-T commercial zoning and a freestanding building configuration.
Property Size12,579 SF
Lot Size1.58 Acres
Price / SF$365.69
Days on Market128
Property Features for 9101 Montgomery Blvd NE
General Information
Standard status
Active
Size
12,579 SF
Total Parking Spaces
92
Lot size
1.58 Acres
Property subtype
Healthcare
Zoning
MX-T
Financials
Asking Price
$4,600,000
Cap Rate
7.3%
Amenities
92 Parking Spaces
Building Details
Year Built
1990
Buildings
1
Tenancy
Single
Listing Agency:
Edwards Commercial Realty, LLC
(505) 998-7298
Listed By:
Mark Edwards · License #11748
(505) 998-7298
Source:
Carnm.resimplifi
Added: Apr 24
Changed: Aug 28
Last Checked: Aug 29 at 5:45AM
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 Edwards Commercial Realty, LLC
Investment Insights
Based on property information with market context.
This freestanding medical center contains 12,579 square feet on 1.58 acres and was originally built in 1990. The healthcare facility has been renovated and updated, with a single-tenant configuration suited to continued medical office use. MX-T commercial zoning is in place.
The property is located at 9101 Montgomery Blvd NE in Albuquerque’s Northeast Heights, along a major commercial corridor carrying over 36,700 VPD. More than 450 feet of frontage provides a substantial presence along Montgomery Boulevard. Nearby retail and service operators include Target, Walgreens, Michael’s, Natural Grocers, Hobby Lobby, Marshalls, and multiple retail and QSR pad users. The surrounding three-mile area includes more than 140,000 people and average household income above $90,000.
The property is located at 9101 Montgomery Blvd NE in Albuquerque’s Northeast Heights, along a major commercial corridor carrying over 36,700 VPD. More than 450 feet of frontage provides a substantial presence along Montgomery Boulevard. Nearby retail and service operators include Target, Walgreens, Michael’s, Natural Grocers, Hobby Lobby, Marshalls, and multiple retail and QSR pad users. The surrounding three-mile area includes more than 140,000 people and average household income above $90,000.
Key Highlights
- 12,579+/- SF single‑tenant medical office facility
- 1.58‑acre site with a stand‑alone healthcare building
- Over 450’ of frontage along Montgomery Blvd.
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
$169,884
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
3.69%
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%
$3,397,680
$3.4M
Cap Rate 7%
$2,426,914
$2.4M
Cap Rate 9%
$1,887,600
$1.9M
Market Conditions
NOI Build-Up for 12,579 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
$309.4K $24.60/SF
− Vacancy
−$26.3K −$2.09/SF
EGI
$283.1K $22.51/SF
− OpEx
−$113.3K −$9.00/SF
NOI
$169.9K $13.51/SF
Area
ZIP 87111
Vacancy
8.50%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
40.00%
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%
$3,397,680
Cap Rate 7%
$2,426,914
Cap Rate 9%
$1,887,600
Alternative Uses
Best Use
Healthcare Medical
$2.43M
$2.12M – $2.83M
NOI $169,884 @ 7.0% cap · market cap 3.69%
Second Best
Office B
$2.30M
$2.01M – $2.68M
NOI $160,986 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$2.95M
$2.58M – $3.44M
NOI $206,678 @ 7.0% cap · market cap 4.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,301
Businesses Nearby
Explore this area
Business Placement
Demographics for 87111, NM
56,121
Population
28,192
Households
2
Avg Household Size
45
Median Age
56%
College-Educated
97%
High-School Grad
12.7 sq mi
ZIP Area
4,419
Density / Sq Mi
$84,511
Median Household Income
$52,350
Median Earnings
$1,310
Median Rent
$349,200
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?
Medical center - Renovated single-tenant healthcare facility with MX-T commercial zoning and a freestanding building configuration.
Where is this medical center located?
The property is located at 9101 Montgomery Blvd NE Albuquerque, NM.
What is the asking price?
The asking price for this property is $4,600,000.
What are key features of this property?
This property features: 12,579+/- SF single‑tenant medical office facility; 1.58‑acre site with a stand‑alone healthcare building; Over 450’ of frontage along Montgomery Blvd.
