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    Commercial Land with Road Frontage Title is generated by Realmo AI

    3061 Memorial Pines Road, Sunland Park, NM 88063

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    For Sale
    $2,178,000

    LAND - Sunland Park, NM

    Lot size:
    20.00 Acres
    Added:
    Nov 6, 2025
    Days on Market:
    214
    Last Refresh:
    Jun 8 at 2:06 am

    Property Features for 3061 Memorial Pines Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1
    Standard status
    Active
    APN
    R301416
    Lot size
    20.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Tract 1 Memorial Pines Subdivision
    Tax Annual Amount
    3539

    Utilities

    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Gustavo Andazola

    Listing agent Gustavo Andazola License #0433295

    Listing office The Real Estate Power Houses 7207 Bluff Run, El Paso, NM

    Listing date Nov 6, 2025

    MLS# 933332 Listing URL

    Copyright © 2026 Greater El Paso Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 20‑acre commercial property on a very busy road with very large frontage
    • Easy access for commercial or mixed‑use development
    • Public sewer available
    • Offered at $3.50 per sq. ft. (negotiable) with owner financing available

    Overview

    This offering is a 20-acre commercial land parcel suited for development planning. The property is listed as zoned R1, and buyers should confirm allowed uses and development requirements with the appropriate local authorities. With a large lot footprint, the site can accommodate a range of concepts, subject to zoning, approvals, and design constraints.

    The property is located at 3061 Memorial Pines Road in Sunland Park, within Dona Ana County. Public remarks indicate it sits on a very busy road and provides excellent frontage, supporting convenient site access and visibility for prospective customers and visitors. The listing also describes the location as being close to nearby needs, making it relevant for commercial or mixed-use discussions.

    For buyers seeking land for future buildout, this tract provides a sizable foundation on a highly traveled roadway, with easy access called out in the listing. The seller notes that owner financing is available, which may be a consideration for qualified parties evaluating financing options. As with any R1-zoned property, prospective users should review zoning allowances, entitlement timelines, and site development requirements before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Auto Repair Shop Hotel & Motel Gym & Fitness Center Department Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Sunland Park
    County
    Dona Ana
    State
    New Mexico
    Longitude
    -106.606845
    Latitude
    31.819583

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    FAQs

    What type of property is this?
    Commercial land - 20-acre commercial-zoned parcel on a busy road, offering strong frontage and straightforward access for development planning.
    Where is this commercial land located?
    The property is located at 3061 Memorial Pines Road Sunland Park, NM.
    What is the asking price?
    The asking price for this property is $2,178,000.
    What are key features of this property?
    This property features: 20‑acre commercial property on a very busy road with very large frontage; Easy access for commercial or mixed‑use development; Public sewer available
    (915) 478-5050
    We can help!
    Listing Contact
    Gustavo Andazola
    Real Estate License ID: 0433295
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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.

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    3061 Memorial Pines Road, Sunland Park, NM 88063
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