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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Drive through restaurants
1105 University Ave, Las Cruces, NM 88001-5607
Individually Owned
16-yr Hold
Free & Clear
Property ID
US61-0005431
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2016
Total area
4,751 SF
Lot
0.79 ac (34,556 SF)
Zoning code
HI-DENS-RES
APN
4-008-137-443-065
UPID
US61-0005431
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
-
Chick-fil-A Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$922k
Blend (final)
Blend
$690k
Owner & transaction history
Joan Estrada · 16 yrs held
Joan Estrada
since 2010
4 recorded transactions
Zoning & alternative use
HI-DENS-RES · 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
Method
Estimation
Statistic approach
by Request
ML approach
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$655,000
Current use
OFFICE BUILDING
$615,000
Change: -6% · Conversion: Moderate
AUTO REPAIR, GARAGE
$560,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$690k
Range $621k – $759k · ±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
$145 / 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
Tax billed
$14,666
Tax year 2023
Assessed value
$430,066
Assessed 2023
Previous assessed
$429,847
+0.1% YoY
Effective rate
3.41%
On assessed value
Assessed land
$96,498
Assessed improvement
$333,568
Land market value
$289,493
Improvement market value
$1,000,704
Total market value
$1,290,197
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2016
Heating
NONE
Bathrooms
2
Total area
4,751 SF
Lot
0.79 ac (34,556 SF)
Zoning code
HI-DENS-RES
APN
4-008-137-443-065
UPID
US61-0005431
Jurisdiction
DONA ANA
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Zoning HI-DENS-RES · permitted uses
HI-DENS-RES · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$655,000
OFFICE BUILDING
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$560,000
RESTAURANT Current
OFFICE BUILDING
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
2016
Heating
NONE
Bathrooms
2
Lot
0.79 ac
Current owner
From public records · entity-resolved
Joan Estrada
Individual
Free & Clear · 16 yrs held
Mailing address
PO BOX 66975, ALBUQUERQUE, NM 87193-6975
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2010
—
Joan Estrada
Estrada,francisco JR & Joan
Quit Claim Deed
related
—
Apr 4, 2008
—
Joan Estrada
Estrada,frank & Joan
Quit Claim Deed
related
—
Mar 10, 2006
—
Joan C Grisswell
Grisswell,joan C
Quit Claim Deed
related
—
Jun 10, 2005
—
Joan Grinnell
Cunningham,anne W
Warranty Deed
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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