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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Office buildings
1237 Frnt St, Conway, AR 72032-4101
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US05-0399431
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Total area
5,168 SF
Lot
0.5 ac (21,780 SF)
APN
710-02936-000
UPID
US05-0399431
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
by Request
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$565k
Owner & transaction history
Vlc Properties LLC · 9 yrs held
Vlc Properties LLC
since 2016
Last sale
$994
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$750,000
+32.9%
Retail stores
$640,000
+13.3%
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 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
OFFICE BUILDING
$565,000
Current use
COMMERCIAL (GENERAL)
$750,000
Change: +33% · Conversion: Easy
RETAIL STORES
$640,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$565k
Range $509k – $622k · ±10% · vs last sale $994 (Feb 20 2020)
Last sale anchor
$994
Feb 20 2020
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
$109 / 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
$5,413
Tax year 2023
Assessed value
$106,970
Assessed 2023
Previous assessed
$106,970
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$21,740
Assessed improvement
$85,230
Land market value
$108,700
Improvement market value
$426,150
Total market value
$534,850
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1930
Heating
NONE
Cooling
NONE
Stories
2
Bathrooms
1
Total area
5,168 SF
Lot
0.5 ac (21,780 SF)
APN
710-02936-000
UPID
US05-0399431
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
OFFICE BUILDING Current
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$750,000
RETAIL STORES
Est. value
$640,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
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
1930
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Vlc Properties LLC
Entity
Mailing address
1237 FRNT ST, CONWAY, AR 72032-4101
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2022
—
Vlc Properties LLC
—
Deed
related
$770,000 · First Security Bank
Aug 1, 2016
—
Vlc Properties LLC
Werley Vietor
Warranty Deed
$700,000 · The Citizens Bank
Mar 20, 2015
$92,375
Victor Werley
Front Street Properties LLC
Warranty Deed
—
Aug 1, 2007
$240,000
Front Street Properties LLC
Jacon Properties
Warranty Deed
$121,000 · First State Bank
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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