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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Strip malls
3050 Roadrunner Pkwy Las Cruces, NM 88011-0833
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US61-1621758
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Total area
12,476 SF
Lot
1.24 ac (54,014 SF)
Zoning code
HI-RES-OFFIC
APN
4-008-132-390-063
UPID
US61-1621758
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
-
Hard Money Lenders Las Cruces NM Loan Service Bank
-
Molly Bekken - Morgan Stanley Financial Advisor
-
Brent Lambert - Morgan Stanley Financial Advisor
-
Sylvan Learning of Las Cruces Tutoring Service
-
C Lyn 4 RE. com Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$679k
Blend (final)
Blend
$635k
Owner & transaction history
Lorenz Homes Sales LLC · 6 yrs held
Lorenz Homes Sales LLC
since 2020
5 recorded transactions
Zoning & alternative use
HI-RES-OFFIC · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$940,000
+69.5%
Warehouse, storage
$625,000
+13.0%
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
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$555,000
Current use
COMMERCIAL (GENERAL)
$940,000
Change: +69% · Conversion: Easy
WAREHOUSE, STORAGE
$625,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±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
$51 / 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
$22,124
Tax year 2023
Assessed value
$648,755
Assessed 2023
Previous assessed
$648,755
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$121,532
Assessed improvement
$527,223
Land market value
$364,595
Improvement market value
$1,581,669
Total market value
$1,946,264
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2001
Heating
NONE
Total area
12,476 SF
Lot
1.24 ac (54,014 SF)
Zoning code
HI-RES-OFFIC
APN
4-008-132-390-063
UPID
US61-1621758
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$940,000
WAREHOUSE, STORAGE
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2001
Heating
NONE
Lot
1.24 ac
Current owner
From public records · entity-resolved
Lorenz Homes Sales LLC
Entity
Mailing address
1111 E LOHMAN AVE, LAS CRUCES, NM 88001-3268
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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 25, 2020
—
Roadrunner Parkway
—
Deed
related
$3,500,000 · First New Mexico Bank Las Cruces
Mar 30, 2020
—
Lorenz Homes Sales LLC
Sonoma Ranch East II LLC
Warranty Deed
$304,500 · Citizens Bk/las Cruces
Mar 26, 2020
—
Lorenz Homes Sales LLC
Sonoma Ranch East II LLC
Warranty Deed
related
—
Mar 20, 2020
—
L4 Holdings LLC
Lorenz Homes Sales LLC
Warranty Deed
related
—
Apr 30, 2008
—
Roadrunner Parkway LLC
Paz Thomas A & Janet L Trust
Warranty Deed
$1,500,000 · First Community Bank
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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