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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Residential income homes
3731 Del Rey Blvd Las Cruces, NM 88012-7710
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0151485
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1997
Construction
FRAME
Total area
9,128 SF
Lot
2.49 ac (108,464 SF)
Zoning code
HI-DENS-RES
APN
4-007-132-444-090
UPID
US61-0151485
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 Arbors at Vista Living Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$965k
Owner & transaction history
Vlc II LLC · 10 yrs held
Vlc II LLC
since 2015
7 recorded transactions
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+37.8%
Restaurant
$1.1M
+36.6%
Office building
$1.0M
+32.5%
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%
$925,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$780,000
Current use
AUTO REPAIR, GARAGE
$1,075,000
Change: +38% · Conversion: Difficult
RESTAURANT
$1,070,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$1,035,000
Change: +32% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$795,000
Change: +2% · Conversion: Difficult
RETAIL STORES
$745,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$735,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±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
$106 / 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
$13,890
Tax year 2023
Assessed value
$407,300
Assessed 2023
Previous assessed
$407,300
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$91,300
Assessed improvement
$316,000
Land market value
$273,900
Improvement market value
$948,000
Total market value
$1,221,900
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
1997
Construction
FRAME
Heating
NONE
Buildings
2
Total area
9,128 SF
Lot
2.49 ac (108,464 SF)
Zoning code
HI-DENS-RES
APN
4-007-132-444-090
UPID
US61-0151485
Jurisdiction
DONA ANA
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Zoning HI-DENS-RES · permitted uses
HI-DENS-RES · 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
$780,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$795,000
RETAIL STORES
Est. value
$745,000
COMMERCIAL (GENERAL)
Est. value
$735,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RETAIL STORES
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
1997
Construction
FRAME
Heating
NONE
Buildings
2
Lot
2.49 ac
Current owner
From public records · entity-resolved
Vlc II LLC
Entity
Free & Clear · 10 yrs held
Mailing address
5648 MAIN ST STE #2, SYLVANIA, OH 43560-3940
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Oct 12, 2016
—
Vlc II LLC
—
Deed
related
$3,400,000 · Bank Of America
May 11, 2016
—
Vlc II LLC
—
Deed
related
$1,600,000 · Bank Of America
Dec 21, 2015
—
Vlc II LLC
Vista Living Communities LLC
Quit Claim Deed
related
—
Jan 4, 2012
—
Vista Living Communities LLC
—
Deed Of Trust
related
$10,009,425 · Bank Of America
—
—
Vista Living Communities LLC
—
Loan Modification
related
$10,359,425 · Bank Of America
—
—
Vista Living Communities LLC
—
Deed Of Trust
related
$3,383 · Lasalle Bank Midwest NA
—
—
Vlc II LLC
—
Deed Of Trust
related
$1,600,000 · Bank Of America
—
—
Vlc II LLC
—
Loan Modification
related
$3,400,000 · Bank Of America
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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