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Property profile & analytics
FOR SALE
Industrial properties
4311 Sara Rd, Rio Rancho, NM 87124
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US61-1401381
For Sale
1 / 9
$4,100,000
4311 Sara Rd, Rio Rancho, NM 87124
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2009
Total area
27,086 SF
Lot
1.17 ac (50,965 SF)
APN
1-014-068-100-005
UPID
US61-1401381
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$1.77M
Owner & transaction history
4311 Sarah Road LLC · 3 yrs held
4311 Sarah Road LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.9M
+63.8%
Auto repair, garage
$2.5M
+42.2%
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 Rio Rancho submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rio Rancho 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
INDUSTRIAL (GENERAL)
$1,780,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,915,000
Change: +64% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,530,000
Change: +42% · Conversion: Easy
MEDICAL BUILDING
$1,440,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±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
$65 / 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
$47,645
Tax year 2023
Assessed value
$1,144,214
Assessed 2024
Previous assessed
$315,170
+263.0% YoY
Effective rate
4.16%
On assessed value
Assessed land
$224,199
Assessed improvement
$920,015
Land market value
$672,596
Improvement market value
$2,760,044
Total market value
$3,432,640
Applied tax rate
510.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
Year built
2009
Heating
NONE
Stories
2
Total area
27,086 SF
Lot
1.17 ac (50,965 SF)
APN
1-014-068-100-005
UPID
US61-1401381
Jurisdiction
SANDOVAL
Zoning & alternative use
Zoning · permitted uses
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2009
Heating
NONE
Stories
2
Lot
1.17 ac
Current owner
From public records · entity-resolved
4311 Sarah Road LLC
Entity
Mailing address
1973 E ALAMEDA DR, TEMPE, AZ 85282-2815
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
—
4311 Sarah Road LLC
Garner Arts LLC
Warranty Deed
$2,700,000 · State Employees Cu
Jul 30, 2020
—
Garner Arts LLC
—
Deed
related
$1,005,000 · Texas Cap Bk
Nov 20, 2019
—
Garner Arts LLC
Wells Fargo Bank National Associati
Special Warranty Deed
$1,005,000 · Texas Capital Bank NA
Feb 5, 2015
—
Wells Fargo Bk NA
Special Master Of Sandoval County
Trustees Deed
related
—
Aug 26, 2008
—
Valley View Office Park LLC
Aluzzo,vincent & Antonella
Quit Claim Deed
related
—
Jun 4, 2008
—
Valley View Office Park LLC
Aluzzo,vincent & Antonella
Warranty Deed
$2,500,000 · Wells Fargo Bank
—
—
Valley View Office Park LLC
—
Deed Of Trust
related
$2,440,318 · Wells Fargo Bank
—
—
Valley View Office Park LLC
—
Deed Of Trust
related
$2,500,000 · Wells Fargo Bank
—
—
Valley View Office Park LLC
—
Deed Of Trust
related
$2,440,318 · Wells Fargo Bank
—
—
Garner Arts LLC
—
Loan Modification
related
$1,005,000 · Texas Cap Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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