1001 University Ave Las Cruces, NM 88001-5696
Entity Owned
22-yr Hold
~
Est. High Equity
Estimated value (blended)
$735k
Range $662k – $809k (±10%)
Property ID
US61-0045423
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
FRAME
Total area
31,995 SF
Lot
2.78 ac (121,097 SF)
Zoning code
PLAN-UNT-DEV
APN
4-008-137-387-061
UPID
US61-0045423
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Courier Service Postal Service
-
Restaurant
-
Restaurant
-
Restaurant
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.00M
Comparable Approach
Comparable
$3.97M
Blend (final)
Blend
$735k
Owner & transaction history
1 recorded transaction
Zoning & alternative use
PLAN-UNT-DEV · Las Cruces, NM
Top alternative use upside
Restaurant
$4.4M
+53.5%
Office building
$4.2M
+44.9%
Auto repair, garage
$3.8M
+31.6%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$735k
Value range
$662k – $809k
±10% around blend
Estimated value / SF
$23 / SF
Confidence
Property data
75
Comparable evidence
60
$662k
blend $735k
$809k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
31,995 SF
Lot area
2.78 ac
Year built
1999
APN
4-008-137-387-061
Assessed value
$1,081,940
Annual tax
$36,896
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.00M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.33M
@ 6.5% CAP return
$4.00M
@ 7% CAP return
$3.71M
4
Sales comparison
Partial preview
Sales approach indication
$3.97M
Range $1.34M – $4.64M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$735k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+54%
vs current-use indication
Office Building
Auto Repair, Garage
Industrial (general)
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.08M
Move the market yield to see immediate price impact.
Value / SF
$34
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$68k
$1.36M
$974k
$757k
$76k
$1.51M
$1.08M
$842k
$83k
$1.67M
$1.19M
$926k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$36,896
Tax year 2023
Assessed value
$1,081,940
Assessed 2023
Previous assessed
$1,081,940
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$181,646
Assessed improvement
$900,294
Land market value
$544,937
Improvement market value
$2,700,883
Total market value
$3,245,820
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Construction
FRAME
Heating
NONE
Buildings
7
Total area
31,995 SF
Lot
2.78 ac (121,097 SF)
Zoning code
PLAN-UNT-DEV
APN
4-008-137-387-061
UPID
US61-0045423
Jurisdiction
DONA ANA
Zoning & alternative use
PLAN-UNT-DEV · Las Cruces, NMZoning PLAN-UNT-DEV · permitted uses
PLAN-UNT-DEV · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Construction
FRAME
Heating
NONE
Buildings
7
Lot
2.78 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PLAN-UNT-DEV
Jurisdiction
Las Cruces, NM
Recorded code
PLAN-UNT-DEV
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PLAN-UNT-DEV in Las Cruces, NM.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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