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Property profile & analytics
OFF-MARKET
Residential income homes
1091 Branson Ave Las Cruces, NM 88001-5477
Individually Owned
2-yr Hold
Property ID
US61-0225048
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1983
Total area
1,600 SF
Lot
0.2 ac (8,653 SF)
Zoning code
GEN-COMMERCL
APN
4-008-136-210-309
UPID
US61-0225048
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Nikki Fahringer · 2 yrs held
Nikki Fahringer
since 2023
5 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Las Cruces submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Las Cruces 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Tax billed
$1,868
Tax year 2023
Assessed value
$60,386
Assessed 2023
Previous assessed
$58,627
+3.0% YoY
Effective rate
3.09%
On assessed value
Assessed land
$8,333
Assessed improvement
$52,053
Land market value
$25,000
Improvement market value
$156,158
Total market value
$181,158
Applied tax rate
2.0000
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
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1983
Heating
NONE
Stories
2
Bathrooms
8
Total area
1,600 SF
Lot
0.2 ac (8,653 SF)
Zoning code
GEN-COMMERCL
APN
4-008-136-210-309
UPID
US61-0225048
Jurisdiction
DONA ANA
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Zoning GEN-COMMERCL · permitted uses
GEN-COMMERCL · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Las Cruces. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1983
Heating
NONE
Stories
2
Bathrooms
8
Lot
0.2 ac
Current owner
From public records · entity-resolved
Nikki Fahringer
Individual
Mailing address
1091 BRANSON AVE, LAS CRUCES, NM 88001-5477
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2023
—
Nikki Fahringer
Patrick Attaway
Warranty Deed
—
Nov 16, 2023
—
New Mexico Assn Of Future Of Amreic
Angelo M Vega
Warranty Deed
—
Feb 16, 2017
—
Angelo M Vega
Blackmon,david R & Lydia R
Grant Deed
related
—
Jan 12, 2017
—
Angelo M Vega
David R Blackmon
Warranty Deed
$182,800 · Wells Fargo Bank NA
—
—
Angelo M Vega
—
Deed Of Trust
related
$188,839 · Loandepot.com LLC
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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