Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Office buildings
2509 Telshor Blvd Las Cruces, NM 88011-8222
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US61-0354183
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
FRAME
Total area
13,909 SF
Lot
0.95 ac (41,382 SF)
Zoning code
LT-MANUFACTR
APN
4-008-133-077-018
UPID
US61-0354183
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
$1.28M
Blend (final)
Blend
$1.24M
Owner & transaction history
John And Karen Curry Enterprises · 4 yrs held
John And Karen Curry Enterprises
since 2021
5 recorded transactions
Zoning & alternative use
LT-MANUFACTR · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+12.0%
Restaurant
$1.5M
+0.1%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,465,000
Current use
AUTO REPAIR, GARAGE
$1,640,000
Change: +12% · Conversion: Difficult
RESTAURANT
$1,470,000
Change: +0% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,210,000
Change: -17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,190,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±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
$15,026
Tax year 2023
Assessed value
$440,618
Assessed 2023
Previous assessed
$440,618
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$82,764
Assessed improvement
$357,854
Land market value
$248,292
Improvement market value
$1,073,563
Total market value
$1,321,855
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
FRAME
Heating
NONE
Total area
13,909 SF
Lot
0.95 ac (41,382 SF)
Zoning code
LT-MANUFACTR
APN
4-008-133-077-018
UPID
US61-0354183
Jurisdiction
DONA ANA
Zoning & alternative use
LT-MANUFACTR · Las Cruces, NM
Zoning LT-MANUFACTR · permitted uses
LT-MANUFACTR · 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
OFFICE BUILDING Current
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RESTAURANT
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
0.95 ac
Current owner
From public records · entity-resolved
John And Karen Curry Enterprises
Entity
Mailing address
2507 N TELSHOR BLVD STE A, LAS CRUCES, NM 88011-8286
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2021
—
John And Karen Curry Enterprises
—
Deed
related
$1,261,892 · John R Curry
Jul 22, 2016
—
John & Karen Curry Ents LLC
—
Deed
related
$2,814,163 · Citizens Bk/las Cruces
Nov 22, 2006
—
John & Karen Curry Ents LLC
—
Deed Of Trust
related
$2,500,000 · Citizens Bank Las Cruces
—
—
John & Karen Curry Ents LLC
—
Deed Of Trust
related
—
—
—
John & Karen Curry Ents LLC
—
Deed Of Trust
related
$2,814,163 · Citizens Bk/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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2509 Telshor Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
