Modern Mixed-Use Development in
For Sale
Contact for pricing
950 4th St NW, Albuquerque, NM 87102
33,000 SF mixed-use property with apartments and commercial space.
Property Size33,312 SF
Price / SF$135.09
Days on Market2448
Property Features for 950 4th St NW
General Information
Standard status
Active
Size
33,312 SF
Property subtype
Mixed Use, Multifamily, Retail
Zoning
MX-M
Building Details
Stories
3
Units
23
Listing Agency:
Colliers - Albuquerque, New Mexico
(505) 228-8818
Listed By:
Terrie Hertweck · License #NM 13730
Source:
Crexi
Added: Dec 16, 2019
Changed: Aug 26
Last Checked: Aug 28 at 1:04PM
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 Colliers - Albuquerque, New Mexico
Investment Insights
Based on property information with market context.
Anthea @ The Granite is a 33,000 square foot mixed-use development located in Albuquerque’s NOLO district. Constructed in 2014, the property includes 23 one-, two-, and three-bedroom apartments, which can be converted to dorm-style living, and approximately 7,950 square feet of adaptable ground-floor commercial space. The residential units are currently 87% occupied and are available furnished or unfurnished. They feature full kitchens, in-unit washer/dryers, and balconies. The ground floor has dual entrances, a garage-style window opening to a patio, and visibility along 4th Street. The property has secure, fenced and gated parking, ADA-compliant elevators, an exercise facility, a business center/conference room or program space, on-site laundry, and optional housekeeping, a lobby, and a manager’s office. It is located in a prime Route 66 location with transit access and high visibility from 4th Street, within walking distance to restaurants, retail, and community amenities, and in close proximity to UNM Hospital, Lovelace, Presbyterian Behavioral Health, and VA outpatient clinics. The property's design allows for owner occupancy or tenant adaptation. It is suited for recovery, mental health, transitional, or supportive housing programs, structured sober living, transitional housing, or therapeutic residences. The ground floor is suitable for group meeting rooms, counseling offices, medical intake, or administrative use, with the option to add up to 11 additional units for a total of 34. It is also suitable for medical/behavioral health providers, re-entry programs, youth services, or veteran housing initiatives.
Key Highlights
- Adaptable ground‑floor commercial space (±7,950 SF) ideal for various programs.
- 23 residential units (one-, two-, and three‑bedroom), currently 87% occupied.
- Prime Route 66 location with high visibility and transit access.
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
$404,741
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
8.99%
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%
$8,094,820
$8.1M
Cap Rate 7%
$5,782,014
$5.8M
Cap Rate 9%
$4,497,122
$4.5M
Market Conditions
NOI Build-Up for 33,312 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
$719.5K $21.60/SF
− Vacancy
−$72.0K −$2.16/SF
EGI
$647.6K $19.44/SF
− OpEx
−$242.8K −$7.29/SF
NOI
$404.7K $12.15/SF
Area
Albuquerque, NM
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$8,094,820
Cap Rate 7%
$5,782,014
Cap Rate 9%
$4,497,122
Alternative Uses
Best Use
Mixed Use
$5.78M
$5.06M – $6.75M
NOI $404,741 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$4.02M
$3.52M – $4.69M
NOI $281,376 @ 7.0% cap · market cap 6.25%
Theoretical Best
Office A
$8.06M
$7.05M – $9.40M
NOI $564,119 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,605
Businesses Nearby
Explore this area
Business Placement
Demographics for 87102, NM
20,610
Population
11,346
Households
1.8
Avg Household Size
38
Median Age
34%
College-Educated
83%
High-School Grad
6.5 sq mi
ZIP Area
3,171
Density / Sq Mi
$37,276
Median Household Income
$29,184
Median Earnings
$868
Median Rent
$174,400
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - 33,000 SF mixed-use property with apartments and commercial space.
Where is this mixed-use property located?
The property is located at 950 4th St NW Albuquerque, NM.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: Adaptable ground‑floor commercial space (±7,950 SF) ideal for various programs.; 23 residential units (one-, two-, and three‑bedroom), currently 87% occupied.; Prime Route 66 location with high visibility and transit access.
