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Property profile & analytics
OFF-MARKET
Estimated value
$3,005,000
Industrial properties
860 Telshor Blvd Las Cruces, NM 88011-8224
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0268593
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1999
Total area
35,661 SF
Lot
2.92 ac (127,147 SF)
Zoning code
GEN-COMMERCL
APN
4-008-133-391-506
UPID
US61-0268593
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
-
NMLASDOD Car Dealership Auto Repair Shop
-
Viva Chrysler Dodge Jeep Ram Fiat of Las Cruces Car Dealership
-
Viva Chrysler Dodge Jeep Ram Fiat Service Auto Repair Shop Vehicle Inspection Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.25M
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$3.01M
Owner & transaction history
860 North Telshor LLC · 7 yrs held
860 North Telshor LLC
since 2018
5 recorded transactions
Zoning & alternative use
GEN-COMMERCL · Las Cruces, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.2M
+35.5%
Restaurant
$3.8M
+21.2%
Office building
$3.8M
+21.1%
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%
$3,520,000
6.5%
$3,250,000
7%
$3,015,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,105,000
Current use
AUTO REPAIR, GARAGE
$4,210,000
Change: +36% · Conversion: Easy
RESTAURANT
$3,765,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$3,760,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,055,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,690,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.01M
Range $2.70M – $3.31M · ±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
$84 / 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
$20,545
Tax year 2023
Assessed value
$602,448
Assessed 2023
Previous assessed
$529,518
+13.8% YoY
Effective rate
3.41%
On assessed value
Assessed land
$233,103
Assessed improvement
$369,345
Land market value
$699,309
Improvement market value
$1,108,036
Total market value
$1,807,345
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1999
Heating
NONE
Total area
35,661 SF
Lot
2.92 ac (127,147 SF)
Zoning code
GEN-COMMERCL
APN
4-008-133-391-506
UPID
US61-0268593
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RESTAURANT
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
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
1999
Heating
NONE
Lot
2.92 ac
Current owner
From public records · entity-resolved
860 North Telshor LLC
Entity
Free & Clear · 7 yrs held
Mailing address
414 EXECUTIVE CTR BLVD, EL PASO, TX 79902-1066
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2018
—
860 North Telshor LLC
—
Deed
related
$2,500,000 · Western Heritage Bank
Aug 10, 2018
—
860 North Telshor LLC
Lithia Real Estate INC
Grant Deed
related
—
Oct 22, 2014
—
Gvmr INC
Vg Properties INC
Grant Deed
related
—
Oct 20, 2014
—
Lithia Real Estate INC
Gvmr INC
Grant Deed
related
—
—
—
Vg Properties INC
—
Deed Of Trust
related
$1,200,000 · 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.
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