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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    8830 Mtn Vis Pkwy Mesilla, NM 88005

    • Commercial real estate
    • 6.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US61-0638450
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 8830 Mtn Vis Pkwy

    Lot size
    6.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional commercial land offering presents a unique investment opportunity in Doña Ana County, New Mexico. Encompassing approximately 6 to 11.8 acres, the property boasts 800 feet of high-visibility frontage along I-10, experiencing daily traffic of 18,000 vehicles. Located within a rapidly expanding industrial park just 10 minutes from Las Cruces, this rectangular parcel offers minimal grading and convenient access to utilities. The LCIIP-C zoning allows for diverse development options, including general commercial, manufacturing/warehousing, office, and research facilities. The strategic location, combined with its impressive size and freeway access, makes this property ideal for businesses seeking maximum exposure and operational efficiency. The listing includes two parcels: 8830 and 8890 Mountain Vista Pkwy, in Mesilla, NM, zip code 88005. The asking price is $2,955,546. This is a rare chance to acquire a significant land holding in a high-growth area with exceptional visibility and accessibility.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Mesilla
    County
    Doña Ana
    State
    New Mexico
    Longitude
    -106.8414374
    Latitude
    32.2275136

    Comparable in this City

    • Contact for pricing
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      West Las Cruces Commercial Land

      Prime Commercial Land, ½ - 4 Acres Available
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      1.04 Acres

      Las Cruces Commercial Land Opportunity

      Prime 1.04-acre commercial lot in West Las Cruces.
      & Picacho Cor Of Vly, Las Cruces, NM 88005
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      Las Cruces Commercial Land - 5 Acres

      Prime 5-acre commercial lot, high visibility.
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    • $696,088

      Corner Lot with Excellent Visibility

      Corner lot with access from two roads near Interstate 10.
      401 S Valley Dr, Las Cruces, NM 88005
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    • $105,000
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      Las Cruces Land with Views

      0.40-acre lot in desirable Las Cruces community with mountain views.
      3969 Santa Catalina Loop, Las Cruces, NM 88005
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    • $199,000
      0.54 Acres

      Las Cruces Land For Sale

      Land in Dona Ana, New Mexico, with T4 zoning.
      375 Dusty Ln, Las Cruces, NM 88005
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      0.50 Acres

      West Las Cruces Commercial Land

      Prime Commercial Land, ½ - 4 Acres Available
      3400 Picacho Ave, Mesilla, NM 88005
      View Details
    • Contact for pricing
      1.04 Acres

      Las Cruces Commercial Land Opportunity

      Prime 1.04-acre commercial lot in West Las Cruces.
      & Picacho Cor Of Vly, Las Cruces, NM 88005
      View Details
    • Contact for pricing

      Las Cruces Commercial Land - 5 Acres

      Prime 5-acre commercial lot, high visibility.
      101 Calle De Alegra, Las Cruces, NM 88005
      View Details
    • $696,088

      Corner Lot with Excellent Visibility

      Corner lot with access from two roads near Interstate 10.
      401 S Valley Dr, Las Cruces, NM 88005
      View Details
    • $105,000
      0.40 Acres

      Las Cruces Land with Views

      0.40-acre lot in desirable Las Cruces community with mountain views.
      3969 Santa Catalina Loop, Las Cruces, NM 88005
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    • $199,000
      0.54 Acres

      Las Cruces Land For Sale

      Land in Dona Ana, New Mexico, with T4 zoning.
      375 Dusty Ln, Las Cruces, NM 88005
      View Details

    Similar Nearby for Lease

    • $325,000

      Vacant Land Available For Lease

      Vacant land available for lease in Las Cruces, NM.
      2401 S Main St, Las Cruces, NM 88005
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      Las Cruces Office & Land Opportunity

      Prime Commercial Property, Single Tenant
      410 Valley Dr, Las Cruces, NM 88005
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    • $6,000 /Mo

      Land Parcel For Lease

      1.8199 acre land parcel for lease or build-to-suit.
      1290 Avenida De Mesilla, Las Cruces, NM 88005
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      Las Cruces Industrial Land Parcel

      Industrial land parcel for lease in Las Cruces, NM.
      341 Southgate Ct, Las Cruces, NM 88005
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      1,500 SF

      Retail Space in Las Cruces

      Retail space available for lease in Las Cruces, NM.
      1455 Hickory Dr, Las Cruces, NM 88005
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    • $14 SF/Yr
      2,076 SF

      Prime Corner Office Space Available

      Office space for rent in the heart of Las Cruces.
      1125 1St St, Las Cruces, NM 88005
      View Details
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    8830 Mtn Vis Pkwy
    Mesilla, NM 88005
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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