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Property profile & analytics
FOR LEASE
Drive through restaurants
2780 W Picacho Ave, Las Cruces, NM 88007
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US61-0287881
For Lease
1 / 2
$15 SF/Yr
2780 W Picacho Ave, Las Cruces, NM 88007
View Listing →
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2014
Construction
FRAME
Total area
2,219 SF
Lot
2.24 ac (97,574 SF)
Zoning code
GEN-COMMERCL
APN
4-005-135-114-141
UPID
US61-0287881
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
-
Subway Take-out & Catering
-
U. S. Census Bureau ACO 3165 Federal Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hot Springs Hotels LLC · 7 yrs held
Hot Springs Hotels LLC
since 2018
7 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,995
Tax year 2023
Assessed value
$263,755
Assessed 2023
Previous assessed
$263,755
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$97,574
Assessed improvement
$166,181
Land market value
$292,722
Improvement market value
$498,544
Total market value
$791,266
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
For Lease
Year built
2014
Construction
FRAME
Heating
NONE
Buildings
2
Total area
2,219 SF
Lot
2.24 ac (97,574 SF)
Zoning code
GEN-COMMERCL
APN
4-005-135-114-141
UPID
US61-0287881
Jurisdiction
DONA ANA
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Zoning GEN-COMMERCL · permitted uses
GEN-COMMERCL · 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.
Building & site characteristics
From public records
Year built
2014
Construction
FRAME
Heating
NONE
Buildings
2
Lot
2.24 ac
Current owner
From public records · entity-resolved
Hot Springs Hotels LLC
Entity
Mailing address
1790 N LEE TREVINO DR STE #601, EL PASO, TX 79936-4500
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2020
—
Hot Springs Hotel LLC
—
Deed
related
$1,380,000 · Citizens Bk/las Cruces
Oct 10, 2018
—
Hot Springs Hotels LLC
—
Deed
related
$1,380,000 · Citizens Bk/las Cruces
Sep 19, 2018
—
Hot Springs Hotels LLC
Scherr,james F
Grant Deed
related
—
Aug 13, 2013
—
Hot Springs Hotel LLC
—
Trustees Deed
related
$1,155,000 · James F Scher
Dec 28, 2012
—
James F Scherr
Starlite Properties LP
Grant Deed
—
Jul 5, 2011
—
Starlite Properties LP
Bingham Investments INC
Grant Deed
related
—
Apr 27, 2011
—
Bingham Investments INC
Picacho Jv
Grant Deed
related
—
Feb 23, 2011
—
Picacho Jv
—
Deed Of Trust
related
$6,000,000 · J P Morgan Chase Bank
—
—
Picacho Jv
—
Deed Of Trust
related
$643,059 · J P Morgan Chase Bank
—
—
Hot Springs Hotel LLC
—
Loan Modification
related
$1,380,000 · Citizens Bk/las Cruces
—
—
Hot Springs Hotels LLC
—
Deed Of Trust
related
$1,380,000 · 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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