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Property profile & analytics
OFF-MARKET
Estimated value
$3,220,000
Grocery and convenience stores
1285 El Paseo Rd Las Cruces, NM 88001-6000
Entity Owned
18-yr Hold
Free & Clear
Property ID
US61-1292702
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1976
Total area
42,494 SF
Lot
3.38 ac (147,233 SF)
Zoning code
GEN-COMMERCL
APN
4-007-136-473-109
UPID
US61-1292702
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
-
Sav On Pharmacy Pharmacy
-
Albertsons Pharmacy Pharmacy
-
Linda Vanselous, RPH Pharmacy
-
Primo Water Exchange Big Box & Wholesale Store
-
Albertsons Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.64M
Blend (final)
Blend
$3.22M
Owner & transaction history
ABS SW INVESTOR LLC
ABS SW INVESTOR LLC
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+31.6%
Industrial (general)
$4.9M
+28.4%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,810,000
Current use
AUTO REPAIR, GARAGE
$5,015,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,895,000
Change: +28% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,695,000
Change: -3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,545,000
Change: -7% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,130,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.90M – $3.54M · ±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
$76 / 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
$33,856
Tax year 2023
Assessed value
$992,791
Assessed 2023
Previous assessed
$992,791
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$196,311
Assessed improvement
$796,480
Land market value
$588,932
Improvement market value
$2,389,440
Total market value
$2,978,372
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1976
Total area
42,494 SF
Lot
3.38 ac (147,233 SF)
Zoning code
GEN-COMMERCL
APN
4-007-136-473-109
UPID
US61-1292702
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$5.0M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
COMMERCIAL (GENERAL)
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1976
Lot
3.38 ac
Current owner
From public records · entity-resolved
ABS SW INVESTOR LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 800729, DALLAS, TX 75380-0729
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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