Albuquerque’s office market stands as a testament to resilience, anchored by the pillars of federal government, education, and health services. With significant tenancy from state and city governments, as well as contractors for the Department of Energy labs, the city’s office sector has maintained stable vacancy rates despite national trends.
Over the past decade, limited construction coupled with consistent demand from smaller tenants has contributed to this stability. However, recent shifts in demand are reshaping the landscape. Currently, the direct vacancy rate hovers at 12.35%, with an additional 3.5% available for sublease, resulting in a total availability rate of 15.85%. Moreover, an estimated 837,000 square feet of ‘shadow space’ looms, potentially entering the market, yet not reflected in current availability rates.
Despite these fluctuations, Albuquerque remains an attractive destination for corporations seeking cost-effective expansion or relocation options. The average office rent has seen a modest 3.1% year-over-year increase, remaining significantly below the national average, thus luring businesses with its affordability.
However, challenges persist. Forecasted increasing vacancies, rising tenant improvement costs, and slowing rent growth have tempered investor interest, leading to a staggering 60% drop in sales volumes in 2023 compared to the previous year. This decline, reminiscent of levels not seen since 2010, underscores the current market’s fragility.
Investment volume, too, has waned, with economic uncertainty and high interest rates contributing to the decline. Despite this, the North I-25 Submarket has emerged as a beacon of activity, witnessing the most recent investments.
In response to market conditions, conservative investors are gravitating towards single-tenant properties to mitigate risks associated with multi-tenant properties. Owner-occupants, in particular, are among the most active buyers in the office market.
Looking ahead, the resilience of Albuquerque’s office market will face trials, particularly with upcoming loan maturities amidst rising debt costs and unpredictable demand. Nonetheless, strategic opportunities abound for well-informed investors willing to navigate these challenges with prudence and foresight. As the market continues to evolve, staying informed and adaptive will be key to seizing these opportunities and driving success in Albuquerque’s dynamic office sector.