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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Outlet malls
1110 Parkhill Dr Las Cruces, NM 88012-8561
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0107547
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2019
Total area
9,230 SF
Lot
0.97 ac (42,253 SF)
Zoning code
PLAN-COMMERL
APN
4-007-131-207-246
UPID
US61-0107547
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
-
Western Union Bank Credit Union
-
Dollar General Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$925k
Blend (final)
Blend
$1.04M
Owner & transaction history
EXCHANGERIGHT NET LEASED PORTFOLIO 38 DST · 6 yrs held
EXCHANGERIGHT NET LEASED PORTFOLIO 38 DST
since 2020
1 recorded transaction
Zoning & alternative use
PLAN-COMMERL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+44.8%
Restaurant
$1.1M
+43.6%
Office building
$1.0M
+39.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,250,000
6.5%
$1,150,000
7%
$1,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$750,000
Current use
AUTO REPAIR, GARAGE
$1,090,000
Change: +45% · Conversion: Difficult
RESTAURANT
$1,080,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$1,045,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$805,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$790,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$740,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$113 / 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
$10,478
Tax year 2023
Assessed value
$307,241
Assessed 2023
Previous assessed
$307,241
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$77,464
Assessed improvement
$229,777
Land market value
$232,392
Improvement market value
$689,332
Total market value
$921,724
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2019
Total area
9,230 SF
Lot
0.97 ac (42,253 SF)
Zoning code
PLAN-COMMERL
APN
4-007-131-207-246
UPID
US61-0107547
Jurisdiction
DONA ANA
Zoning & alternative use
PLAN-COMMERL · Las Cruces, NM
Zoning PLAN-COMMERL · permitted uses
PLAN-COMMERL · 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
RETAIL STORES Current
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$805,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$740,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2019
Lot
0.97 ac
Current owner
From public records · entity-resolved
EXCHANGERIGHT NET LEASED PORTFOLIO 38 DST
Individual
Free & Clear · 6 yrs held
Mailing address
1055 E COLORADO BLVD STE #310, PASADENA, CA 91106-2374
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 6, 2020
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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