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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Turn key restaurants
840 Telshor Blvd Las Cruces, NM 88011-4623
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US61-0253027
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2013
Total area
4,500 SF
Lot
1 ac (43,560 SF)
Zoning code
GEN-COMMERCL
APN
4-009-135-369-299
UPID
US61-0253027
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
-
Priscilla Lara, NMLS #801679 Loan Service Bank
-
Terry Melon, NMLS #445682 Loan Service Bank
-
Househunt Publishing House
-
Genghis Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$614k
Blend (final)
Blend
$500k
Owner & transaction history
El Paso Property Buyers LLC · 1 yrs held
El Paso Property Buyers LLC
since 2025
4 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$530,000
+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
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$475,000
Current use
AUTO REPAIR, GARAGE
$530,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$111 / 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
$15,117
Tax year 2023
Assessed value
$443,300
Assessed 2023
Previous assessed
$391,854
+13.1% YoY
Effective rate
3.41%
On assessed value
Assessed land
$116,160
Assessed improvement
$327,140
Land market value
$348,480
Improvement market value
$981,421
Total market value
$1,329,901
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
2013
Heating
NONE
Total area
4,500 SF
Lot
1 ac (43,560 SF)
Zoning code
GEN-COMMERCL
APN
4-009-135-369-299
UPID
US61-0253027
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
$475,000
AUTO REPAIR, GARAGE
Est. value
$530,000
OFFICE BUILDING
Est. value
$475,000
RESTAURANT Current
AUTO REPAIR, GARAGE
OFFICE 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
2013
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
El Paso Property Buyers LLC
Entity
Mailing address
1 KEAHOLE PL, HONOLULU, HI 96825-3415
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2025
—
El Paso Property Buyers LLC
Gregory W Kugle
Warranty Deed
—
Mar 10, 2020
—
Kugle,j Alan Trust
Chalak Re Las Cruces LLC
Grant Deed
—
—
—
Chalak Re Las Cruces LLC
—
Deed Of Trust
related
$1,992,000 · Regions Bank
—
—
Elite Ventures LLC
—
Deed Of Trust
related
$252,630 · Bank Of The West
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.
Try Rey
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