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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Turn key restaurants
510 Telshor Blvd Las Cruces, NM 88011-4613
Individually Owned
4-yr Hold
Free & Clear
Property ID
US61-1658604
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2022
Total area
7,055 SF
Lot
2.05 ac (89,298 SF)
Zoning code
GEN-COMMERCL
APN
4-009-135-206-042
UPID
US61-1658604
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
-
Bubba's 33 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$770k
Owner & transaction history
Fslro 510 South Telshor Las Cruces · 4 yrs held
Fslro 510 South Telshor Las Cruces
since 2022
7 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+11.9%
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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$745,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$745,000
Change: 0% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$615,000
Change: -17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$605,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$109 / 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
$24,999
Tax year 2023
Assessed value
$733,062
Assessed 2023
Previous assessed
$88,833
+725.2% YoY
Effective rate
3.41%
On assessed value
Assessed land
$327,426
Assessed improvement
$405,636
Land market value
$982,278
Improvement market value
$1,216,907
Total market value
$2,199,185
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2022
Heating
NONE
Total area
7,055 SF
Lot
2.05 ac (89,298 SF)
Zoning code
GEN-COMMERCL
APN
4-009-135-206-042
UPID
US61-1658604
Jurisdiction
DONA ANA
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Zoning GEN-COMMERCL · permitted uses
GEN-COMMERCL · 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
RESTAURANT Current
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$835,000
OFFICE BUILDING
Est. value
$745,000
INDUSTRIAL (GENERAL)
Est. value
$615,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$605,000
RESTAURANT Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2022
Heating
NONE
Lot
2.05 ac
Current owner
From public records · entity-resolved
Fslro 510 South Telshor Las Cruces
Individual
Free & Clear · 4 yrs held
Mailing address
2000 MCKINNEY AVE STE #1000, DALLAS, TX 75201-2027
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2023
—
Fslro 510 South Telshor Las Cruces
—
Deed
related
$133,200,000 · Voya Investment Management LLC
May 27, 2022
—
Fslro 510 South Telshor Las Cruces
Mesilla Valley Ventures LLC
Special Warranty Deed
—
Apr 21, 2022
—
Mesilla Valley Ventures LLC
Pdg Prestige INC
Special Warranty Deed
—
Jul 20, 2020
—
Pdg INC
—
Deed
related
$2,600,000 · City Bk
Jul 13, 2018
—
Pdg INC
510 S Telshor LLC
Grant Deed
$2,600,000 · West Tx St Bk
Aug 20, 2013
—
510 S Telshor LLC
Friendship Partners LLC
Warranty Deed
$2,475,000 · Us Bank NA
Aug 30, 2012
—
Friendship Partners LLC
—
Deed Of Trust
related
$1,000,080 · Pacific Alliance Bank
Jul 9, 2007
—
Friendship Partners LLC
New Mexico Mall Partners
Grant Deed
$1,125,000 · Grand Pacific Financing Corp
—
—
Pdg INC
—
Loan Modification
related
$2,600,000 · City 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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