Your AI Navigator in Commercial Real Estate
Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Property profile & analytics

    4161 White Sage Arc Las Cruces, NM 88012

    • Retail properties
    • 0.62 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties

    Property Details for 4161 White Sage Arc

    Lot size
    0.62 lot acres
    Property type
    Retail properties
    Property subtype
    Banks

    Description

    This exceptional investment opportunity presents a 20-year ground lease for a 0.62-acre parcel in Las Cruces, New Mexico, currently occupied by Nusenda Credit Union, New Mexico's largest credit union. The lease commenced July 1, 2023, and has a remaining term of approximately 18.6 years, expiring June 30, 2043. The property boasts a strong 5.00% cap rate and a Net Operating Income (NOI) of $100,000, reflecting a stable and high-performing asset. Located at 4161 White Sage Arc, 88012, this single-tenant retail property enjoys 100% occupancy and benefits from a high-traffic location. The site is strategically positioned between Metro Verde and Sonoma Ranch, two of Las Cruces' largest master-planned communities, ensuring consistent customer traffic. Nearby amenities include a variety of national retailers and restaurants such as Burger King, Jack in the Box, Dairy Queen, and more, further enhancing the property's visibility and appeal. A Walmart Supercenter anchored shopping center is conveniently located just one mile away. This presents a compelling investment opportunity with significant long-term potential in a thriving New Mexico market. The asking price is $2,000,000.

    Value Estimations

    Powered by Realmo proprietary methodology Last update: July 3, 2025

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Las Cruces
    County
    Doña Ana
    State
    New Mexico
    Longitude
    -106.741
    Latitude
    32.3702

    Comparable in this City

    • Value Estimation
      $560,000
      4,471 SF

      4785 Sonoma Rnch Blvd

      FINANCIAL BUILDING • 4,471 SF
      4785 Sonoma Rnch Blvd, Las Cruces, NM 88012-9431
      View Details
    • Value Estimation
      $435,000
      4,815 SF

      3105 Del Rey Blvd

      FINANCIAL BUILDING • 4,815 SF
      3105 Del Rey Blvd, Las Cruces, NM 88012-7704
      View Details
    • Value Estimation
      $505,000
      2,182 SF

      Las Cruces, NM 88012

      BARBER, HAIR SALON • 2,182 SF
      Las Cruces, NM 88012
      View Details
    • Value Estimation
      $425,000
      3,965 SF

      2001 Bataan Memorial W

      RETAIL STORES (PERSONAL SERVICES) • 3,965 SF
      2001 Bataan Memorial W, Las Cruces, NM 88012-5004
      View Details
    • Value Estimation
      $410,000
      7,476 SF

      4820 Mesa Grande Dr

      RETAIL STORES (PERSONAL SERVICES) • 7,476 SF
      4820 Mesa Grande Dr, Las Cruces, NM 88012-7890
      View Details
    • Value Estimation by Request
      912 SF

      6275 Bataan Memorial W1-4

      RETAIL STORES (PERSONAL SERVICES) • 912 SF
      6275 Bataan Memorial W1-4, Las Cruces, NM 88012-5029
      View Details

    Similar Nearby for Sale

    • $495,000
      3,000 SF

      Retail Building on South Main

      Stand-alone retail building with C-1 zoning and pecan trees.
      3985 S Main St, Las Cruces, NM 88012
      View Details
    • $175,000
      40.00 Acres

      40 Acres Las Cruces Land Investment

      Prime 40-acre undeveloped land, stunning mountain views.
      36 Doubletree St, Las Cruces, NM 88012
      View Details
    • $175,000
      5.19 Acres

      5-Acre Residential Land, Las Cruces

      Prime 5-acre residential lot, stunning mountain views.
      6501 Central Ave, Las Cruces, NM 88012
      View Details
    • $1,000,000
      2.32 Acres

      Prime Las Cruces Commercial Land

      2.32 Acres, C-2 Zoning, Two Pads
      2999 Bataan Mem, Las Cruces, NM 88012
      View Details
    • $133,500
      4.04 Acres

      Land in Las Cruces, NM

      4.04 acre lot zoned for house or mobile home.
      7563 El Centro Blvd, Las Cruces, NM 88012
      View Details
    • $175,000
      40.00 Acres

      40 Acres Near State Land

      40 acres in Las Cruces, bordering state land.
      36 Doubletree St, Las Cruces, NM 88012
      View Details

    Similar Nearby for Lease

    • $27 SF/Yr
      1,719 SF

      Retail Space Near Walmart

      Retail suites available in strip center anchored by Walmart.
      3310 Rinconada Blvd, Las Cruces, NM 88012
      View Details
    • $18 SF/Yr
      3,332 SF

      Retail Space with Highway Frontage

      Retail location with high traffic and signage opportunities.
      1965 Bataan Memorial, Las Cruces, NM 88012
      View Details
    • $900 /Mo
      10,890 SF

      Las Cruces Commercial Flex Space

      Flex space with storage in secure, gated Las Cruces location.
      1430 E Thorpe Rd, Las Cruces, NM 88012
      View Details
    • $3,000 /Mo
      134,600 SF

      Las Cruces Commercial Land

      3-acre commercial land with flexible use in Las Cruces.
      1430 E Thorpe Rd, Las Cruces, NM 88012
      View Details
    • Contact for pricing

      Highway 70 Development Land

      7.5 acre commercial land parcel in Wal-Mart anchored development.
      3395 Rinconada Blvd, Las Cruces, NM 88012
      View Details
    • $3,020,796

      Land Near Community College Campus

      Land available for ground lease or build to suit.
      Rinconada Blvd, Las Cruces, NM 88012
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    4161 White Sage Arc
    Las Cruces, NM 88012
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.