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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Retail space
3961 Lohman Ave, Las Cruces, NM 88011-8269
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US61-1662564
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
FRAME
Total area
6,550 SF
Lot
4.75 ac (206,910 SF)
Zoning code
HI-DENS-RES
APN
4-010-134-016-339
UPID
US61-1662564
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
-
Las Cruces US Army Recruiting Center Military Recruiting Office Army Facility
-
Covenant Clinics Medical Clinic
-
Sasha I. Thornock, LMT Physician
-
Spine & Muscle Rehabilitation Medical Clinic
-
Sakura Japanese House Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$514k
Blend (final)
Blend
$515k
Owner & transaction history
Cat V LLC · 9 yrs held
Cat V LLC
since 2017
4 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
$775,000
+146.3%
Restaurant
$690,000
+120.2%
Office building
$690,000
+120.0%
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
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$315,000
Current use
AUTO REPAIR, GARAGE
$775,000
Change: +146% · Conversion: Difficult
RESTAURANT
$690,000
Change: +120% · Conversion: Easy
OFFICE BUILDING
$690,000
Change: +120% · Conversion: Easy
INDUSTRIAL (GENERAL)
$570,000
Change: +82% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$560,000
Change: +79% · Conversion: Difficult
COMMERCIAL (GENERAL)
$495,000
Change: +57% · Conversion: Easy
WAREHOUSE, STORAGE
$330,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$79 / 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
$51,929
Tax year 2023
Assessed value
$1,522,745
Assessed 2023
Previous assessed
$1,522,745
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$482,790
Assessed improvement
$1,039,955
Land market value
$1,448,370
Improvement market value
$3,119,865
Total market value
$4,568,235
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
FRAME
Heating
NONE
Buildings
4
Total area
6,550 SF
Lot
4.75 ac (206,910 SF)
Zoning code
HI-DENS-RES
APN
4-010-134-016-339
UPID
US61-1662564
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
RETAIL STORES Current
Est. value
$315,000
AUTO REPAIR, GARAGE
Est. value
$775,000
RESTAURANT
Est. value
$690,000
OFFICE BUILDING
Est. value
$690,000
INDUSTRIAL (GENERAL)
Est. value
$570,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$495,000
WAREHOUSE, STORAGE
Est. value
$330,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2004
Construction
FRAME
Heating
NONE
Buildings
4
Lot
4.75 ac
Current owner
From public records · entity-resolved
Cat V LLC
Entity
Mailing address
1804 WYOMING AVE, LAS CRUCES, NM 88001-5861
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2017
—
Cat V LLC
Noblesse Oblige LLC
Warranty Deed
$4,687,500
Mar 19, 2007
—
Sahopopath LLC
Pjc Development LLC
Warranty Deed
$5,200,000 · Countrywide Com Real Estate Finance
Nov 17, 2004
—
Pjc Dev LLC
Citizens Bank Of Lascruces
Warranty Deed
$3,760,000 · Citizens Bank Las Cruces
—
—
Covenant Clinics LLC
—
Deed Of Trust
related
$476,000 · 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.
Try Rey
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