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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Residential income homes
854 Lettuce Ln, Las Cruces, NM 88001-8808
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US61-0219853
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2003
Construction
FRAME
Total area
6,956 SF
Lot
0.36 ac (15,707 SF)
Zoning code
HI-DENS-RES
APN
4-008-136-226-523
UPID
US61-0219853
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
-
The Heritage Assisted Living & Adult Day Care, LLC Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$650k
Comparable Approach
Comparable
$702k
Blend (final)
Blend
$675k
Owner & transaction history
Younger Ents LLC · 9 yrs held
Younger Ents LLC
since 2016
6 recorded transactions
Zoning & alternative use
HI-DENS-RES · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$960,000
+65.0%
Office building
$905,000
+55.8%
Auto repair, garage
$820,000
+41.4%
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%
$705,000
6.5%
$650,000
7%
$605,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$580,000
Current use
RESTAURANT
$960,000
Change: +65% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$820,000
Change: +41% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$800,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$605,000
Change: +4% · Conversion: Moderate
WAREHOUSE, STORAGE
$510,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$97 / 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
$12,402
Tax year 2023
Assessed value
$363,667
Assessed 2023
Previous assessed
$317,033
+14.7% YoY
Effective rate
3.41%
On assessed value
Assessed land
$33,000
Assessed improvement
$330,667
Land market value
$99,000
Improvement market value
$992,002
Total market value
$1,091,002
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
NONE
Total area
6,956 SF
Lot
0.36 ac (15,707 SF)
Zoning code
HI-DENS-RES
APN
4-008-136-226-523
UPID
US61-0219853
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$580,000
RESTAURANT
Est. value
$960,000
OFFICE BUILDING
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$820,000
INDUSTRIAL (GENERAL)
Est. value
$800,000
RETAIL STORES
Est. value
$625,000
COMMERCIAL (GENERAL)
Est. value
$605,000
WAREHOUSE, STORAGE
Est. value
$510,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
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
2003
Construction
FRAME
Heating
NONE
Lot
0.36 ac
Current owner
From public records · entity-resolved
Younger Ents LLC
Entity
Mailing address
1885 PALM CYN DR, LAS CRUCES, NM 88011-4024
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2019
—
Younger Ents LLC
—
Grant Deed
related
$3,067,066 · Century Bk
Sep 12, 2016
—
Younger Ents LLC
—
Deed
related
$612,000 · Enchantment Land Certified Dev
Jul 25, 2016
—
Younger Ents LLC
Jay H Robb & Julie J Robb LLC
Trustees Deed
$3,178,150 · Century Bk
—
—
Jay H Robb & Julie J Robb LLC
—
Deed Of Trust
related
$50,000 · Citizens Bank Las Cruces
—
—
Jay H Robb & Julie J Robb LLC
—
Deed Of Trust
related
$1,093,814 · Citizens Bank Las Cruces
—
—
Younger Ents LLC
—
Deed Of Trust
related
$612,000 · Enchantment Land Certified Dev
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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