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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Office Spaces
2445 Missouri Ave Las Cruces, NM 88001-5111
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US61-0172179
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1989
Construction
FRAME
Total area
8,895 SF
Lot
1.09 ac (47,462 SF)
Zoning code
GEN-COMMERCL
APN
4-009-136-229-088
UPID
US61-0172179
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
-
Del Valle Physical Therapy & Hand Therapy Physician
-
Del Valle Physical Therapy: Van Heyste Pia Physician
-
Corey Christensen Physician
-
Roberts Lynne Physician
-
Marlane Parra Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$731k
Blend (final)
Blend
$790k
Owner & transaction history
Roark Holdings LLC · 3 yrs held
Roark Holdings LLC
since 2023
3 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+58.4%
Office building
$1.2M
+49.5%
Auto repair, garage
$1.1M
+35.8%
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
COMMERCIAL (GENERAL)
$775,000
Current use
RESTAURANT
$1,225,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$1,155,000
Change: +50% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,050,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,025,000
Change: +33% · Conversion: Moderate
RETAIL STORES
$800,000
Change: +3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$740,000
Change: -4% · Conversion: Moderate
WAREHOUSE, STORAGE
$655,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$790k
Range $711k – $869k · ±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
$89 / 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
$11,307
Tax year 2023
Assessed value
$331,576
Assessed 2023
Previous assessed
$331,576
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$71,200
Assessed improvement
$260,376
Land market value
$213,600
Improvement market value
$781,127
Total market value
$994,727
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1989
Construction
FRAME
Heating
NONE
Total area
8,895 SF
Lot
1.09 ac (47,462 SF)
Zoning code
GEN-COMMERCL
APN
4-009-136-229-088
UPID
US61-0172179
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
COMMERCIAL (GENERAL) Current
Est. value
$775,000
RESTAURANT
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES
Est. value
$800,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$740,000
WAREHOUSE, STORAGE
Est. value
$655,000
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1989
Construction
FRAME
Heating
NONE
Lot
1.09 ac
Current owner
From public records · entity-resolved
Roark Holdings LLC
Entity
Mailing address
2445 MISSOURI AVE STE A, LAS CRUCES, NM 88001-5111
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2023
—
Roark Holdings LLC
—
Deed
related
$750,000 · Liftfund
Jun 29, 2023
—
Roark Holdings LLC
Thome Lord Partnership
Warranty Deed
$750,000 · Weststar Bank
Mar 3, 2023
—
Thome Lord Partnership
—
Deed
related
$25,000 · Citizens Bank Of Las Cruces
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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