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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Outlet malls
4955 Mesa Grande Dr Las Cruces, NM 88012-7964
Individually Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0654236
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2012
Total area
9,334 SF
Lot
1.72 ac (74,793 SF)
Zoning code
SNGL-FAM-RES
APN
4-010-129-510-354
UPID
US61-0654236
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
-
FedEx OnSite Postal Service Courier Service
-
Dollar General Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$855k
Blend (final)
Blend
$790k
Owner & transaction history
Spirit Spe Dg Portfolio 2013-4 · 12 yrs held
Spirit Spe Dg Portfolio 2013-4
since 2013
2 recorded transactions
Zoning & alternative use
SNGL-FAM-RES · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+44.8%
Restaurant
$1.1M
+43.6%
Office building
$1.1M
+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 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
RETAIL STORES
$760,000
Current use
AUTO REPAIR, GARAGE
$1,100,000
Change: +45% · Conversion: Difficult
RESTAURANT
$1,090,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$1,060,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$815,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$800,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$750,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±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
$85 / 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
$9,692
Tax year 2023
Assessed value
$284,220
Assessed 2023
Previous assessed
$266,793
+6.5% YoY
Effective rate
3.41%
On assessed value
Assessed land
$99,724
Assessed improvement
$184,496
Land market value
$299,172
Improvement market value
$553,489
Total market value
$852,661
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2012
Heating
NONE
Total area
9,334 SF
Lot
1.72 ac (74,793 SF)
Zoning code
SNGL-FAM-RES
APN
4-010-129-510-354
UPID
US61-0654236
Jurisdiction
DONA ANA
Zoning & alternative use
SNGL-FAM-RES · Las Cruces, NM
Zoning SNGL-FAM-RES · permitted uses
SNGL-FAM-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
$760,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$815,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$750,000
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
2012
Heating
NONE
Lot
1.72 ac
Current owner
From public records · entity-resolved
Spirit Spe Dg Portfolio 2013-4
Individual
Free & Clear · 12 yrs held
Mailing address
2727 N HARWOOD ST STE #300, DALLAS, TX 75201-2407
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2013
—
Spirit Spe Dg Portfolio 2013-4
Las Cruces Dnmp Vi LLC
Grant Deed
related
—
Mar 22, 2012
—
Las Cruces Dnmp Vi LLC
Southwest Engineering INC
Warranty Deed
$901,000 · American Bank Of Texas
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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