Las Cruces Retail
For Sale
$1,250,000
1100 N Main St, Las Cruces, NM 88001
Retail property in a high-traffic Las Cruces location.
Property Size6,566 SF
Price / SF$190.37
Days on Market660
Property Features for 1100 N Main St
General Information
Standard status
Active
Size
6,566 SF
Property subtype
Retail
Listing Agency:
NAI 1st Valley Realty
Listed By:
Jessie Carreon · License #53098
(575) 521-1535
Source:
Carnm.resimplifi
Added: Nov 23, 2024
Changed: Sep 11
Last Checked: Sep 14 at 5:43AM
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 1st Valley Realty
Investment Insights
Based on property information with market context.
Located in Las Cruces, the property at 1100 S Main Street offers a central location with accessibility. Situated on a commercial corridor, the property is surrounded by retail shops, dining establishments, and local businesses. The location provides connectivity to major highways and public amenities. The building has two tenants and is located on N Main St, a high visibility street with a traffic volume of 14,527 vehicles per day. The property has easy access to HWY 70 and is zoned C-2. The property size is 6,566 square feet.
Key Highlights
- Prime location in the heart of Las Cruces on N Main St with 14,527 VPD.
- Excellent accessibility and strong connectivity to major highways and public amenities.
- Located on a bustling commercial corridor surrounded by retail shops, dining establishments, and local businesses.
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
$53,279
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
4.26%
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%
$1,065,580
$1.1M
Cap Rate 7%
$761,129
$761.1K
Cap Rate 9%
$591,989
$592.0K
Market Conditions
NOI Build-Up for 6,566 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
$82.7K $12.60/SF
− Vacancy
−$6.6K −$1.01/SF
EGI
$76.1K $11.59/SF
− OpEx
−$22.8K −$3.48/SF
NOI
$53.3K $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%
$1,065,580
Cap Rate 7%
$761,129
Cap Rate 9%
$591,989
Alternative Uses
Best Use
Retail
$761.1K
$666.0K – $888.0K
NOI $53,279 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,431 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 88001, NM
36,831
Population
16,985
Households
2.2
Avg Household Size
30
Median Age
29%
College-Educated
83%
High-School Grad
11.1 sq mi
ZIP Area
3,318
Density / Sq Mi
$32,978
Median Household Income
$23,195
Median Earnings
$797
Median Rent
$158,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property in a high-traffic Las Cruces location.
Where is this retail space located?
The property is located at 1100 N Main St Las Cruces, NM.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Prime location in the heart of Las Cruces on N Main St with 14,527 VPD.; Excellent accessibility and strong connectivity to major highways and public amenities.; Located on a bustling commercial corridor surrounded by retail shops, dining establishments, and local businesses.
