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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Office buildings
2495 Lakeside Dr Las Cruces, NM 88007-3992
Individually Owned
Absentee Owner
Free & Clear
Property ID
US61-0170117
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
4,524 SF
Lot
1.79 ac (77,972 SF)
Zoning code
M1C
APN
4-006-136-092-292
UPID
US61-0170117
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
-
Raven Diesel Performance Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$440k
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$581k
Blend (final)
Blend
$560k
Owner & transaction history
Randy J Lancaster
Randy J Lancaster
2 recorded transactions
Zoning & alternative use
M1C · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
land development code
Top alternative use upside
Auto repair, garage
$535,000
+41.4%
Retail stores
$440,000
+17.1%
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
$440,000
CAP Approach
CAP Return
Estimation
6%
$710,000
6.5%
$655,000
7%
$610,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$380,000
Current use
AUTO REPAIR, GARAGE
$535,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$440,000
Change: +17% · Conversion: Moderate
COMMERCIAL (GENERAL)
$365,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$124 / 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
$16,830
Tax year 2023
Assessed value
$493,519
Assessed 2023
Previous assessed
$303,400
+62.7% YoY
Effective rate
3.41%
On assessed value
Assessed land
$51,981
Assessed improvement
$441,538
Land market value
$155,944
Improvement market value
$1,324,613
Total market value
$1,480,557
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
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Heating
NONE
Buildings
2
Total area
4,524 SF
Lot
1.79 ac (77,972 SF)
Zoning code
M1C
APN
4-006-136-092-292
UPID
US61-0170117
Jurisdiction
DONA ANA
Zoning & alternative use
M1C · Las Cruces, NMZoning M1C · permitted uses
M1C · Las Cruces, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
land development code
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$380,000
AUTO REPAIR, GARAGE
Est. value
$535,000
RETAIL STORES
Est. value
$440,000
COMMERCIAL (GENERAL)
Est. value
$365,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
2004
Heating
NONE
Buildings
2
Lot
1.79 ac
Current owner
From public records · entity-resolved
Randy J Lancaster
Individual
Free & Clear · 0 yrs held
Mailing address
4211 ESCONDIDO RD, LAS CRUCES, NM 88005-4794
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Randy J Lancaster
—
Deed Of Trust
related
—
—
—
Randy Lancaster
—
Loan Modification
related
$407,567 · First American Bk
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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