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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Day care centers
2740 Northrise Dr, Las Cruces, NM 88011-0896
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US61-0241618
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2006
Construction
FRAME
Total area
8,672 SF
Lot
0.96 ac (41,818 SF)
Zoning code
R4C
APN
4-008-132-405-162
UPID
US61-0241618
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
-
The Childrens Garden Child Development Centers Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$939k
Blend (final)
Blend
$705k
Owner & transaction history
Elrc Properties LLC · 1 yrs held
Elrc Properties LLC
since 2024
6 recorded transactions
Zoning & alternative use
R4C · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+38.5%
Restaurant
$915,000
+23.8%
Office building
$915,000
+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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$740,000
Current use
AUTO REPAIR, GARAGE
$1,025,000
Change: +39% · Conversion: Difficult
RESTAURANT
$915,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$915,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$755,000
Change: +2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$745,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$81 / 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
$16,656
Tax year 2023
Assessed value
$488,409
Assessed 2023
Previous assessed
$488,409
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$94,091
Assessed improvement
$394,318
Land market value
$282,272
Improvement market value
$1,182,955
Total market value
$1,465,227
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
2006
Construction
FRAME
Heating
NONE
Total area
8,672 SF
Lot
0.96 ac (41,818 SF)
Zoning code
R4C
APN
4-008-132-405-162
UPID
US61-0241618
Jurisdiction
DONA ANA
Zoning & alternative use
R4C · Las Cruces, NM
Zoning R4C · permitted uses
R4C · 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
$740,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT
Est. value
$915,000
OFFICE BUILDING
Est. value
$915,000
INDUSTRIAL (GENERAL)
Est. value
$755,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$745,000
COMMERCIAL (GENERAL)
Est. value
$655,000
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
2006
Construction
FRAME
Heating
NONE
Lot
0.96 ac
Current owner
From public records · entity-resolved
Elrc Properties LLC
Entity
Mailing address
2740 NORTHRISE DR, LAS CRUCES, NM 88011-0896
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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 23, 2024
—
Elrc Properties LLC
Elrc Properties LLC
Intrafamily Transfer
related
—
Oct 28, 2021
—
Elrc Properties LLC
Elrc Properties LLC
Intrafamily Transfer
related
$615,000 · Century Bank
Jan 9, 2007
—
Elrc LLC
Randy & Cindy Farmer LLC
Warranty Deed
$1,483,212 · Bank Of The Southwest
Oct 13, 2006
—
Randy & Cindy Farmer LLC
—
Trustees Deed
related
$800,000 · First National Bank
Jul 27, 2005
—
Sw Abstact & Title Co
Cdcs Partnership
Warranty Deed
$42,000 · Citizens Bank Of Las Cruces
—
—
Elrc Properties LLC
—
Deed Of Trust
related
$71,307 · Bank Of The Southwest
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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