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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Day care centers
650 Vly Dr, Las Cruces, NM 88005-2730
Entity Owned
~
Est. High Equity
Property ID
US61-1642160
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2003
Construction
FRAME
Total area
9,277 SF
Lot
1.98 ac (86,248 SF)
Zoning code
GEN-COMMERCL
APN
4-006-136-344-020
UPID
US61-1642160
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
-
Children's Garden Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.00M
Blend (final)
Blend
$745k
Owner & transaction history
Elrc Properties II LLC
Elrc Properties II LLC
since 2026
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
$1.1M
+38.5%
Commercial (general)
$1.0M
+31.6%
Office building
$1.0M
+26.9%
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
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$790,000
Current use
AUTO REPAIR, GARAGE
$1,095,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,040,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$1,005,000
Change: +27% · Conversion: Difficult
RESTAURANT
$955,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$795,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$750,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$80 / 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
$26,038
Tax year 2023
Assessed value
$763,533
Assessed 2023
Previous assessed
$763,533
+0.0% YoY
Effective rate
3.41%
On assessed value
Assessed land
$86,248
Assessed improvement
$677,285
Land market value
$258,744
Improvement market value
$2,031,856
Total market value
$2,290,600
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
NONE
Buildings
2
Total area
9,277 SF
Lot
1.98 ac (86,248 SF)
Zoning code
GEN-COMMERCL
APN
4-006-136-344-020
UPID
US61-1642160
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$790,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
RESTAURANT
Est. value
$955,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$795,000
RETAIL STORES
Est. value
$750,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2003
Construction
FRAME
Heating
NONE
Buildings
2
Lot
1.98 ac
Current owner
From public records · entity-resolved
Elrc Properties II LLC
Entity
Mailing address
10340 N VLY DR, LAS CRUCES, NM 88007-6025
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2026
—
Elrc Properties II LLC
Tbrc Leasing LLC
Warranty Deed
—
Sep 13, 2021
—
Elrc Properties LLC
Tbrc Leasing LLC
Warranty Deed
—
Sep 19, 2018
—
Albino L Enriquez
—
Deed
related
$85,800 · Us Small Business Administrati
Oct 9, 2008
—
Elrc Properties II LLC
Tbrc Leasing LLC
Grant Deed
related
—
—
—
Albino L Enriquez
—
Deed Of Trust
related
$85,800 · Us Small Business Administrati
—
—
Tbrc Leasing LLC
—
Deed Of Trust
related
$255,000 · First National Bank
—
—
Tbrc Leasing LLC
—
Deed Of Trust
related
$1,000,000 · First American Bank
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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