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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Day care centers
2551 Sonora Spgs Blvd Las Cruces, NM 88011-5280
Entity Owned
Absentee Owner
Free & Clear
Property ID
US61-1020424
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2019
Total area
9,520 SF
Lot
6.1 ac (265,672 SF)
Zoning code
PLAN-UNT-DEV
APN
4-008-133-451-094
UPID
US61-1020424
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
$485k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$760k
Owner & transaction history
BINNS WILFRED E & IVA BERNICE IRREVOCABLE TRUST
BINNS WILFRED E & IVA BERNICE IRREVOCABLE TRUST
Zoning & alternative use
PLAN-UNT-DEV · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+38.5%
Restaurant
$1.0M
+23.8%
Office building
$1.0M
+23.7%
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
$485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$810,000
Current use
AUTO REPAIR, GARAGE
$1,125,000
Change: +39% · Conversion: Difficult
RESTAURANT
$1,005,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$1,005,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$830,000
Change: +2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$815,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±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
$80 / 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
$22,140
Tax year 2023
Assessed value
$649,216
Assessed 2023
Previous assessed
$557,916
+16.4% YoY
Effective rate
3.41%
On assessed value
Assessed land
$30,495
Assessed improvement
$618,721
Land market value
$91,485
Improvement market value
$1,856,163
Total market value
$1,947,648
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2019
Total area
9,520 SF
Lot
6.1 ac (265,672 SF)
Zoning code
PLAN-UNT-DEV
APN
4-008-133-451-094
UPID
US61-1020424
Jurisdiction
DONA ANA
Zoning & alternative use
PLAN-UNT-DEV · Las Cruces, NM
Zoning PLAN-UNT-DEV · permitted uses
PLAN-UNT-DEV · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$830,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$815,000
COMMERCIAL (GENERAL)
Est. value
$720,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2019
Lot
6.1 ac
Current owner
From public records · entity-resolved
BINNS WILFRED E & IVA BERNICE IRREVOCABLE TRUST
Entity
Free & Clear · 0 yrs held
Mailing address
2700 MISSOURI AVE STE #1, LAS CRUCES, NM 88011-9135
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
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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