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Property profile & analytics
OFF-MARKET
Estimated value
$9,385,000
Warehouses
250 Constellation Dr Santa Teresa, NM 88008-9589
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0576739
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2020
Total area
182,620 SF
Lot
10.62 ac (462,607 SF)
Zoning code
REMOTE-MESA
APN
4-011-165-423-286
UPID
US61-0576739
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.10M
Blend (final)
Blend
$9.39M
Owner & transaction history
Franklin Mountain St Opp Zone Fund · 4 yrs held
Franklin Mountain St Opp Zone Fund
since 2022
6 recorded transactions
Zoning & alternative use
REMOTE-MESA · Santa Teresa, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$15.4M
+106.5%
Commercial (general)
$14.6M
+95.1%
Neighborhood: shopping center
$8.8M
+18.5%
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 Santa Teresa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Teresa 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
WAREHOUSE, STORAGE
$7,465,000
Current use
APARTMENT HOUSE (5+ UNITS)
$15,410,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,560,000
Change: +95% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,845,000
Change: +19% · Conversion: Moderate
Blend value · Realmo final
$9.39M
Range $8.45M – $10.32M · ±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
$51 / 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
$96,671
Tax year 2023
Assessed value
$2,895,049
Assessed 2023
Previous assessed
$2,875,667
+0.7% YoY
Effective rate
3.34%
On assessed value
Assessed land
$231,162
Assessed improvement
$2,663,887
Land market value
$693,486
Improvement market value
$7,991,660
Total market value
$8,685,146
Applied tax rate
16.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2020
Heating
NONE
Total area
182,620 SF
Lot
10.62 ac (462,607 SF)
Zoning code
REMOTE-MESA
APN
4-011-165-423-286
UPID
US61-0576739
Jurisdiction
DONA ANA
Zoning & alternative use
REMOTE-MESA · Santa Teresa, NMZoning REMOTE-MESA · permitted uses
REMOTE-MESA · Santa Teresa, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$7.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.4M
COMMERCIAL (GENERAL)
Est. value
$14.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.8M
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Heating
NONE
Lot
10.62 ac
Current owner
From public records · entity-resolved
Franklin Mountain St Opp Zone Fund
Entity
Free & Clear · 4 yrs held
Mailing address
1865 NORTHWESTERN DR, EL PASO, TX 79912-1123
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2022
—
Franklin Mountain St Opp Zone Fund
—
Deed
related
$9,500,000 · Cmfg Life Insurance Co
Jun 10, 2022
—
Franklin Mountain St Opp Zone Fund
Franklin Mountain St Land LLC
Special Warranty Deed
—
Dec 20, 2021
—
Luis E Terrazas
Kim A Halow
Warranty Deed
—
Mar 13, 2017
—
Franklin Mountain St Land LLC
Franklin Mountain St Land LLC
Quit Claim Deed
related
—
Jan 22, 2016
—
Franklin Mountain St Land LLC
Titan St Business Park LLC
Grant Deed
related
—
Oct 3, 2005
—
Santa Teresa
Club Deal 21 Business Center
Grant 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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