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Property profile & analytics
OFF-MARKET
Estimated value
$8,865,000
Residential income homes
2884 Roadrunner Pkwy, Las Cruces, NM 88011-0853
Entity Owned
Property ID
US61-0083504
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1998
Construction
FRAME
Total area
171,770 SF
Lot
16.38 ac (713,513 SF)
Zoning code
HI-RES-OFFIC
APN
4-008-132-492-118
UPID
US61-0083504
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 Village at Northrise - Desert Willow I And II Nursing Home
-
ANGELICA A. CAGLIA Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.35M
Blend (final)
Blend
$8.87M
Owner & transaction history
2884 N Roadrunner Pkwy Nm LLC
2884 N Roadrunner Pkwy Nm LLC
since 2026
7 recorded transactions
Zoning & alternative use
HI-RES-OFFIC · 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
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
APARTMENT HOUSE (5+ UNITS)
$14,715,000
Current use
COMMERCIAL (GENERAL)
$12,950,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$8.87M
Range $7.98M – $9.75M · ±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
$52 / 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
$114,284
Tax year 2023
Assessed value
$3,351,233
Assessed 2023
Previous assessed
$3,351,233
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$709,800
Assessed improvement
$2,641,433
Land market value
$2,129,400
Improvement market value
$7,924,300
Total market value
$10,053,700
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1998
Construction
FRAME
Heating
NONE
Buildings
4
Total area
171,770 SF
Lot
16.38 ac (713,513 SF)
Zoning code
HI-RES-OFFIC
APN
4-008-132-492-118
UPID
US61-0083504
Jurisdiction
DONA ANA
Zoning & alternative use
HI-RES-OFFIC · Las Cruces, NM
Zoning HI-RES-OFFIC · permitted uses
HI-RES-OFFIC · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$14.7M
COMMERCIAL (GENERAL)
Est. value
$13.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1998
Construction
FRAME
Heating
NONE
Buildings
4
Lot
16.38 ac
Current owner
From public records · entity-resolved
2884 N Roadrunner Pkwy Nm LLC
Entity
Mailing address
650 MADISON AVE, NEW YORK, NY 10022-1029
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2026
—
2884 N Roadrunner Pkwy Nm LLC
G2 Vnr Drop LLC
Special Warranty Deed
—
Jul 6, 2018
—
Village At Northrise Propco Ll
Sabra New Mexico LLC
Grant Deed
$60,000,000 · Keybank USA
Feb 13, 2012
—
Sabra New Mexico LLC
—
Deed Of Trust
related
$350,000,000 · Bank Of America
Oct 26, 2010
—
Sabra New Mexico LLC
Peak Medical Assisted Living L
Grant Deed
related
—
Apr 27, 2007
—
Peak Medical Assisted Living I
—
Deed Of Trust
related
$130,000,000 · Credit Suisse
Apr 11, 2005
—
Peak Medical Assisted Living I
—
Trustees Deed
related
$2,277,845 · Gmac Commercial Mortgage Corp
—
—
Peak Medical Assisted Living I
—
Deed Of Trust
related
—
—
—
Peak Medical Assisted Living I
—
Deed Of Trust
related
$4,000,000 · Gmac Commercial Mortgage Corp
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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