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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Outlet malls
3975 Main St Mesilla Park, NM 88047
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US61-0111940
Property summary
AI-generated overview
This exceptional 3.75-acre commercial land parcel presents a unique investment opportunity in the thriving city of Las Cruces, New Mexico. Located at 3975 S. Main St., this property boasts a highly desirable commercial zoning designation, making it ideal for a wide range of development projects. The asking price is $612,562.50, translating to a price per square foot of $4. Situated in a high-traffic area, this strategically positioned lot offers excellent visibility and accessibility, ensuring maximum exposure for any future business venture. The property's expansive size provides ample space for substantial development, accommodating various commercial uses. With its prime location and favorable zoning, this land parcel represents a compelling investment opportunity with significant potential for growth and return. The property is conveniently located in Doña Ana County, New Mexico, with the address being 3975 S Main St, Las Cruces, NM 88005. The coordinates are 32.2674743 latitude and -106.7608074 longitude. Don't miss this chance to acquire a valuable piece of commercial real estate in a rapidly growing market.
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2005
Total area
8,900 SF
Lot
0.79 ac (34,412 SF)
Zoning code
.5-AC-MN(SB)
APN
4-008-138-256-167
UPID
US61-0111940
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
-
Family Dollar Discount Store
-
Primo Water Refill Big Box & Wholesale Store
-
AutoZone Auto Parts Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$616k
Blend (final)
Blend
$685k
Owner & transaction history
Jo Partners LP II
Jo Partners LP II
1 recorded transaction
Zoning & alternative use
.5-AC-MN(SB) · Mesilla Park, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+44.8%
Restaurant
$1.0M
+43.6%
Office building
$1.0M
+39.2%
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 Mesilla Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mesilla Park 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
RETAIL STORES
$725,000
Current use
AUTO REPAIR, GARAGE
$1,050,000
Change: +45% · Conversion: Difficult
RESTAURANT
$1,040,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$1,010,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$775,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$760,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$715,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$77 / 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
$6,975
Tax year 2023
Assessed value
$204,520
Assessed 2023
Previous assessed
$204,520
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$11,467
Assessed improvement
$193,053
Land market value
$34,400
Improvement market value
$579,159
Total market value
$613,559
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2005
Heating
NONE
Total area
8,900 SF
Lot
0.79 ac (34,412 SF)
Zoning code
.5-AC-MN(SB)
APN
4-008-138-256-167
UPID
US61-0111940
Jurisdiction
DONA ANA
Zoning & alternative use
.5-AC-MN(SB) · Mesilla Park, NMZoning .5-AC-MN(SB) · permitted uses
.5-AC-MN(SB) · Mesilla Park, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$725,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$775,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$760,000
COMMERCIAL (GENERAL)
Est. value
$715,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2005
Heating
NONE
Lot
0.79 ac
Current owner
From public records · entity-resolved
Jo Partners LP II
Entity
Mailing address
500 VOLVO PKWY, CHESAPEAKE, VA 23320-1604
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Jo Partners LP II
—
Deed Of Trust
related
$600,000 · City Bk/tx
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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