Storefront Property with Highway
For Sale
$295,000
9575 Bataan Memorial West, Las Cruces, NM 88012
C1-zoned retail building with substantial land area, direct Highway 70 frontage, and on-site parking.
Property Size3,300 SF
Price / SF$89.39
Days on Market2760
Property Features for 9575 Bataan Memorial West
General Information
Standard status
Active
Size
3,300 SF
Property subtype
General Commercial
Zoning
C1
Amenities
3
20 Parking Spaces.
2.01 to 5 AC
Listing Agency:
BHGRE Steinborn & Associates
(575) 635-0538
Listed By:
Victor Torres
(575) 635-0538
Source:
Xome
Added: Feb 10, 2019
Changed: Aug 31
Last Checked: Aug 31 at 2:41PM
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 BHGRE Steinborn & Associates
Investment Insights
Based on property information with market context.
This C1-zoned storefront property includes a 3,300-square-foot commercial building positioned on 2.448 acres. The site provides direct frontage along Highway 70 and includes 20 parking spaces, supporting customer access and on-site operations.
Located at 9575 Bataan Memorial West in Las Cruces, the property combines a retail-oriented building with a sizable land component. The address places the asset along a named highway corridor within the Las Cruces market.
Located at 9575 Bataan Memorial West in Las Cruces, the property combines a retail-oriented building with a sizable land component. The address places the asset along a named highway corridor within the Las Cruces market.
Key Highlights
- 3,300‑square‑foot commercial building
- 2.448 acres of land
- C1 zoning
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
$26,778
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
9.08%
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%
$535,560
$535.6K
Cap Rate 7%
$382,543
$382.5K
Cap Rate 9%
$297,533
$297.5K
Market Conditions
NOI Build-Up for 3,300 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
$41.6K $12.60/SF
− Vacancy
−$3.3K −$1.01/SF
EGI
$38.3K $11.59/SF
− OpEx
−$11.5K −$3.48/SF
NOI
$26.8K $8.11/SF
Area
Las Cruces, NM
Vacancy
8.00%
Lease Rate
$12.60 /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%
$535,560
Cap Rate 7%
$382,543
Cap Rate 9%
$297,533
Alternative Uses
Best Use
Retail
$382.5K
$334.7K – $446.3K
NOI $26,778 @ 7.0% cap · market cap 9.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$577.5K
$505.3K – $673.7K
NOI $40,424 @ 7.0% cap · market cap 13.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 88012, NM
32,550
Population
12,704
Households
2.6
Avg Household Size
34
Median Age
35%
College-Educated
86%
High-School Grad
348.8 sq mi
ZIP Area
93
Density / Sq Mi
$66,988
Median Household Income
$40,670
Median Earnings
$1,210
Median Rent
$222,300
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - C1-zoned retail building with substantial land area, direct Highway 70 frontage, and on-site parking.
Where is this storefront property located?
The property is located at 9575 Bataan Memorial West Las Cruces, NM.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 3,300‑square‑foot commercial building; 2.448 acres of land; C1 zoning
