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Property profile & analytics
OFF-MARKET
Estimated value
$2,850,000
Retail space
950 Livingston Loop Sunland Park, NM 88008
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US61-0036770
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
21,448 SF
Lot
1.15 ac (50,268 SF)
Zoning code
NEIGH-COMMER
APN
4-017-167-230-170
UPID
US61-0036770
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.68M
Comparable Approach
Comparable
$3.03M
Blend (final)
Blend
$2.85M
Owner & transaction history
Oushy Investments LLC · 4 yrs held
Oushy Investments LLC
since 2022
1 recorded transaction
Zoning & alternative use
NEIGH-COMMER · Sunland Park, NM
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Land Development Code
Top alternative use upside
Office building
$3.6M
+93.5%
Auto repair, garage
$2.5M
+35.7%
Restaurant
$2.5M
+34.3%
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 Sunland Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunland Park 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%
$2,900,000
6.5%
$2,680,000
7%
$2,485,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,865,000
Current use
OFFICE BUILDING
$3,610,000
Change: +93% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,530,000
Change: +36% · Conversion: Difficult
RESTAURANT
$2,505,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,810,000
Change: -3% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,710,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$2.85M
Range $2.57M – $3.14M · ±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
$133 / 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
$42,297
Tax year 2023
Assessed value
$969,389
Assessed 2023
Previous assessed
$769,745
+25.9% YoY
Effective rate
4.36%
On assessed value
Assessed land
$67,024
Assessed improvement
$902,365
Land market value
$201,072
Improvement market value
$2,707,096
Total market value
$2,908,168
Applied tax rate
16.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
NONE
Total area
21,448 SF
Lot
1.15 ac (50,268 SF)
Zoning code
NEIGH-COMMER
APN
4-017-167-230-170
UPID
US61-0036770
Jurisdiction
DONA ANA
Zoning & alternative use
NEIGH-COMMER · Sunland Park, NMZoning NEIGH-COMMER · permitted uses
NEIGH-COMMER · Sunland Park, NM
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Land Development Code
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RESTAURANT
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
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
2015
Heating
NONE
Lot
1.15 ac
Current owner
From public records · entity-resolved
Oushy Investments LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3448 VIS PRIMERA RD, LAS CRUCES, NM 88011-0908
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
—
Oushy Investments LLC
Patton LLC
Special Warranty Deed
—
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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