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    Value-Add Apartment Investment Opportunity Title is generated by Realmo AI

    7600 Central Ave SE, Albuquerque, NM 87108

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    Competitively priced apartment complex with value-add potential in Albuquerque.

    Type:Multifamily
    Property size:
    8,831 SF
    Price / SF:
    $150/SF
    Added:
    Sep 3, 2024
    Days on Market:
    639
    Last Refresh:
    May 12 at 9:34 pm

    Property Features for 7600 Central Ave SE

    General Information

    Standard status
    Active
    Size
    8,831 SF
    Property subtype
    Multifamily

    Building Details

    Year Built
    1946

    We can help!

    Listing Contact
    Luke Scarpa

    Listing agent Luke Scarpa License #REC-2023-0302

    Listing office NAI Sun Vista

    Listing date Sep 3, 2024

    Source Crexi

    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 NAI Sun Vista

    HighLights

    • Significant Value‑Add Potential: Lease rates below market standards.
    • High Cash‑on‑Cash Return: Boasting a 15.06% pre‑tax return.
    • Reduced Price: Price reduced by $200,000 with a favorable GRM of 5.87.
    • Recent Capital Improvements: Approximately $120,000 invested in upgrades.
    • Undersupplied Affordable Housing Market: Creating high demand.

    Overview

    The Pioneer Apartments present a value-added investment opportunity in the undersupplied affordable housing multifamily sector. Substantial renovations have been completed since 2018 to provide secure and clean housing. The owner has invested nearly $120,000 in capital improvements over the past fifteen months, including a 6-ft tall wrought iron perimeter fence, welded crawl space covers, a new electrical panel, exterior paint, stucco repair, and unit awning replacements. A shell space has been converted into a unit, and a former maintenance/laundry room is being converted into a 23rd unit. Upon completion, the property will have 23 residential units. The 22-unit building is an excellent candidate for an alliance with subsidized housing agencies. The owner invested near $42,000 in interior unit repairs and upgrades across 13 of the existing units. Between 2018 and 2019, the property underwent a hotel/motel to multifamily conversion, which included new TPO roofs, windows, doors, security doors, PVC sewer lines, and automatic gates. The Pioneer Apartments include master (single) electrical, gas, and water meters. Heating is provided by wall-mounted furnaces, and air conditioning is supplied by roof-mounted evaporative coolers and through-the-wall AC units in the studio units. The property contains 8,831 square feet and is located in Albuquerque. The building is an excellent candidate for alliance with subsidized housing agencies.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $143.1k $16.20
    − Vacancy −$7.4k −$0.84
    EGI $135.6k $15.36
    − OpEx −$61.0k −$6.91
    NOI $74.6k $8.45
    8,831 SF · lease $16.20/SF/yr · vacancy 5.20% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $1.07M
    $932.4K – $1.24M (±1% cap)
    NOI $74,593 @ 7.0% cap · market cap 5.63%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $2.14M
    $1.87M – $2.49M (±1% cap)
    NOI $149,548 @ 7.0% cap · market cap 11.29%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Pioneer Apartments Apartment Complex

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Albuquerque
    County
    Sandoval
    State
    New Mexico
    Longitude
    -106.719645
    Latitude
    35.0768912

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    FAQs

    What type of property is this?
    Apartment building - Competitively priced apartment complex with value-add potential in Albuquerque.
    Where is this apartment building located?
    The property is located at 7600 Central Ave SE Albuquerque, NM.
    What is the asking price?
    The asking price for this property is $1,325,000.
    What are key features of this property?
    This property features: Significant Value‑Add Potential: Lease rates below market standards.; High Cash‑on‑Cash Return: Boasting a 15.06% pre‑tax return.; Reduced Price: Price reduced by $200,000 with a favorable GRM of 5.87.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Luke Scarpa
    Real Estate License ID: REC-2023-0302
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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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