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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Residential income homes
10501 Lagrima De Oro NE Rd Albuquerque, NM 87111-3737
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US61-0239548
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1994
Total area
6,572 SF
Lot
2.6 ac (113,256 SF)
APN
1-021-061-442-116-4-03-29
UPID
US61-0239548
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Broadcast Realty LLC Real Estate Agency
-
La Vida Llena Life Plan Retirement Community Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$925k
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.00M
Owner & transaction history
Lavida Llena · 16 yrs held
Lavida Llena
since 2010
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$905,000
+28.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Albuquerque submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Albuquerque submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,005,000
6.5%
$925,000
7%
$860,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$710,000
Current use
COMMERCIAL (GENERAL)
$905,000
Change: +28% · Conversion: Moderate
OFFICE BUILDING
$630,000
Change: -11% · Conversion: Moderate
RESTAURANT
$625,000
Change: -11% · Conversion: Difficult
AUTO REPAIR, GARAGE
$620,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$152 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$680,487
Assessed 2023
Previous assessed
$680,487
+0.0% YoY
Assessed land
$207,078
Assessed improvement
$473,409
Land market value
$621,296
Improvement market value
$1,420,370
Total market value
$2,041,666
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1994
Heating
NONE
Units
1
Total area
6,572 SF
Lot
2.6 ac (113,256 SF)
APN
1-021-061-442-116-4-03-29
UPID
US61-0239548
Jurisdiction
BERNALILLO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$710,000
COMMERCIAL (GENERAL)
Est. value
$905,000
OFFICE BUILDING
Est. value
$630,000
RESTAURANT
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$620,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1994
Heating
NONE
Units
1
Lot
2.6 ac
Current owner
From public records · entity-resolved
Lavida Llena
Individual
Mailing address
10501 LAGRIMA DE ORO RD NE, ALBUQUERQUE, NM 87111-3737
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2010
—
Lavida Llena
—
Deed Of Trust
related
$30,000,000 · Compass Bank
—
—
Carter Lifestyle Gro Haverland
—
Deed Of Trust
related
$18,400,000 · Bank Of Albuquerque
—
—
Lavida Llena
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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