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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Retail space
4440 Sonoma Rnch Blvd, Las Cruces, NM 88011-7336
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US61-0001396
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
12,120 SF
Lot
1.3 ac (56,628 SF)
Zoning code
HI-DENS-RES
APN
4-009-131-441-234
UPID
US61-0001396
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
-
Waterstone Mortgage Corporation Loan Service Bank
-
Drip Drive Sonoma Las Cruces Spa & Massage Center Alternative Medicine Practice
-
Alisha Alvarez Prosper Real Estate Real Estate Agency
-
Zacary Perez Prosper Real Estate Real Estate Agency
-
Yvonne Hernandez Prosper Real Estate Las Cruces Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$951k
Blend (final)
Blend
$1.00M
Owner & transaction history
Bedua Properties LLC · 4 yrs held
Bedua Properties LLC
since 2021
1 recorded transaction
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+146.3%
Restaurant
$1.3M
+120.2%
Office building
$1.3M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,430,000
Change: +146% · Conversion: Difficult
RESTAURANT
$1,280,000
Change: +120% · Conversion: Easy
OFFICE BUILDING
$1,280,000
Change: +120% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,055,000
Change: +82% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,040,000
Change: +79% · Conversion: Difficult
COMMERCIAL (GENERAL)
$915,000
Change: +57% · Conversion: Easy
WAREHOUSE, STORAGE
$610,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±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
$83 / 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
$33,339
Tax year 2023
Assessed value
$977,620
Assessed 2023
Previous assessed
$977,620
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$103,818
Assessed improvement
$873,802
Land market value
$311,454
Improvement market value
$2,621,406
Total market value
$2,932,860
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
2019
Total area
12,120 SF
Lot
1.3 ac (56,628 SF)
Zoning code
HI-DENS-RES
APN
4-009-131-441-234
UPID
US61-0001396
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
AUTO REPAIR, GARAGE
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$915,000
WAREHOUSE, STORAGE
Est. value
$610,000
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
2019
Lot
1.3 ac
Current owner
From public records · entity-resolved
Bedua Properties LLC
Entity
Mailing address
1155 S TELSHOR BLVD STE B1, LAS CRUCES, NM 88011-4719
Ownership since
2021
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
Sep 27, 2021
—
Bedua Properties LLC
George B Rawson
Warranty Deed
$2,925,000 · Bank 34
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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