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Property profile & analytics
OFF-MARKET
Estimated value
$2,360,000
Outlet malls
1085 Morningside Dr, Conway, AR 72034-3646
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US05-1756792
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2006
Total area
25,792 SF
Lot
2.86 ac (124,582 SF)
APN
710-05155-012C
UPID
US05-1756792
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
-
Antonio’s Philly-Style Italian Ice Grocery & Convenience Store Specialty Food Shop
-
Haynes Ace Hardware Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.26M
Blend (final)
Blend
$2.36M
Owner & transaction history
Haynes Fc Properties LLC · 11 yrs held
Haynes Fc Properties LLC
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.7M
+23.7%
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 Conway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conway 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,025,000
Current use
COMMERCIAL (GENERAL)
$3,740,000
Change: +24% · Conversion: Easy
OFFICE BUILDING
$2,895,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$2.36M
Range $2.12M – $2.60M · ±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
$92 / 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
$17,107
Tax year 2023
Assessed value
$338,090
Assessed 2023
Previous assessed
$338,090
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$124,580
Assessed improvement
$213,510
Land market value
$622,900
Improvement market value
$1,067,550
Total market value
$1,690,450
Applied tax rate
1.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
NONE
Stories
2
Total area
25,792 SF
Lot
2.86 ac (124,582 SF)
APN
710-05155-012C
UPID
US05-1756792
Jurisdiction
FAULKNER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$3.7M
OFFICE BUILDING
Est. value
$2.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
2006
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.86 ac
Current owner
From public records · entity-resolved
Haynes Fc Properties LLC
Entity
Mailing address
4 DAVIS DR, MORRILTON, AR 72110-4513
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2020
—
Haynes-fc Properties LLC
—
Deed
related
$1,297,325 · Petit Jean St Bk
Aug 24, 2017
—
Haynes-fc Properties LLC
—
Deed
related
$1,623,714 · Petit Jean St Bk
Aug 29, 2014
$1,910,275
Haynes Fc Properties LLC
James Family Properties Lllp
Warranty Deed
$1,910,275 · Petit Jean State Bank
Aug 4, 2011
—
Thomas F James Realty LP Lllp
—
Grant Deed
related
$1,116,712 · Delta Tr&bk
—
—
Thomas F James Realty LP Lllp
—
Deed Of Trust
related
$1,116,712 · Delta Tr&bk
—
—
Haynes-fc Properties LLC
—
Loan Modification
related
$1,623,714 · Petit Jean St Bk
—
—
Haynes-fc Properties LLC
—
Loan Modification
related
$1,297,325 · Petit Jean St Bk
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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