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    829 White Sands Blvd Alamogordo, NM 88310-7248

    • Drive through restaurants
    • 2,541 SF
    • 0.45 lot acres
    OFF-MARKET
    Value Estimations
    $325,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US61-0368246
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Carl's Jr. / Fast Food Restaurant / Hamburger Restaurant

    Property Details for 829 White Sands Blvd

    Year built
    2012
    Lot size
    0.45 lot acres
    Property size
    2,541 SF
    Property type
    Drive through restaurants
    APN
    01N4055095100304
    APU
    01N4055095100304

    Description

    This exceptional investment opportunity presents a fee-simple Carl's Jr. property in Alamogordo, New Mexico. The 2,450 square foot building sits on a 0.45-acre lot on White Sands Boulevard, a major thoroughfare with over 23,000 vehicles per day. The property benefits from a strong location near numerous national retailers including Walmart, McDonald's, Buffalo Wild Wings, and Wendy's, ensuring high visibility and consistent traffic. The current tenant, a multi-unit franchisee operating 14 locations across southern New Mexico and El Paso, is under an absolute NNN lease with zero landlord responsibilities. The lease commenced February 1, 2013, and has a remaining term of approximately 8.2 years, with a lease expiration date of January 31, 2033, and four 5-year renewal options. The asking price is $1,289,700, representing a cap rate of 7.00% and a net operating income (NOI) of $90,279. The property's strategic location near Holloman Air Force Base and White Sands National Monument further enhances its investment appeal. Scheduled rent increases are built into the lease, with the next increase scheduled for February 1, 2028. This property offers a compelling combination of passive income, long-term lease security, and a prime location in a thriving retail corridor. The low price point and replaceable tenant make this a highly attractive investment opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $320,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $403,000
      Market price range: $198k - $404k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Alamogordo
    County
    Otero
    State
    New Mexico
    Longitude
    -105.96
    Latitude
    32.8816
    CBSA code
    10460
    CBSA name
    ALAMOGORDO, NM MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $8,020
    $51,667
    $197,327
    $248,994
    -
    $155,000
    $591,980
    $746,980

    Comparable in this City

    • Value Estimation
      $290,000
      1,230 SF

      200 Cuba Ave

      DRIVE-THRU RESTAURANT, FAST FOOD • 1,230 SF
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      View Details
    • Value Estimation
      $310,000
      2,000 SF

      900 Washington Ave

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,000 SF
      900 Washington Ave, Alamogordo, NM 88310-5167
      View Details
    • Value Estimation
      $345,000
      2,184 SF

      1100 White Sands Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,184 SF
      1100 White Sands Blvd, Alamogordo, NM 88310-7243
      View Details
    • Value Estimation
      $410,000
      5,726 SF

      1300 White Sands Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 5,726 SF
      1300 White Sands Blvd, Alamogordo, NM 88310-7246
      View Details
    • Value Estimation
      $315,000
      2,652 SF

      19 White Sands Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 2,652 SF
      19 White Sands Blvd, Alamogordo, NM 88310-6567
      View Details
    • Value Estimation
      $420,000
      5,184 SF

      3610 White Sands Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 5,184 SF
      3610 White Sands Blvd, Alamogordo, NM 88310-9148
      View Details

    Similar Nearby for Sale

    • $2,480,000
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      Buffalo Wild Wings NNN Lease

      High-traffic, corporate-guaranteed QSR investment.
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      Retail Building with Cultivation Facility

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      Alamogordo Retail Property For Sale

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    Similar Nearby for Lease

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      Prime Retail Space Available

      Retail space in a high-visibility Alamogordo location.
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    • $12 SF/Yr

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    Alamogordo, NM 88310-7248
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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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