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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Office buildings
1270 Dons Ln, Conway, AR 72032-4753
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-0430090
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
16,452 SF
Lot
1.64 ac (71,438 SF)
APN
710-04829-001
UPID
US05-0430090
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
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$1.50M
Owner & transaction history
Farmakejo Real Estate Ventures LLC · 2 yrs held
Farmakejo Real Estate Ventures LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+32.9%
Retail stores
$2.0M
+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
$1,455,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,795,000
Current use
COMMERCIAL (GENERAL)
$2,385,000
Change: +33% · Conversion: Easy
RETAIL STORES
$2,035,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±10% · vs last sale $1.53M (Jul 27 2023)
Last sale anchor
$1.53M
Jul 27 2023
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
$91 / 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
$22,562
Tax year 2023
Assessed value
$445,890
Assessed 2023
Previous assessed
$445,890
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$46,000
Assessed improvement
$399,890
Land market value
$230,000
Improvement market value
$1,999,450
Total market value
$2,229,450
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Cooling
NONE
Stories
2
Total area
16,452 SF
Lot
1.64 ac (71,438 SF)
APN
710-04829-001
UPID
US05-0430090
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
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.0M
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
2005
Heating
NONE
Cooling
Yes
Stories
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
Farmakejo Real Estate Ventures LLC
Entity
Mailing address
11682 EL CAMINO REAL STE #300, SAN DIEGO, CA 92130-2092
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2023
$1,525,000
Farmakejo Real Estate Ventures LLC
Adamis Pharmaceuticals Corporation
Warranty Deed
—
Sep 2, 2020
—
Adamis Pharmaceuticals Corp
—
Deed
related
$2,586,892 · Arvest Mtg
Oct 1, 2019
—
Adamis Pharmaceuticals Corp
—
Deed
related
$2,197,757 · Arvest Mtg
Dec 15, 2016
$2,453,876
Adamis Pharmaceuticals Corp
4 Hims LLC
Warranty Deed
—
Mar 2, 2012
$850,000
4 Hims LLC
Sparks,larry & Peggy
Warranty Deed
$2,677,500 · Centennial Bank
Mar 28, 2005
—
Larry Sparks
Central Arkansas Cheer All-sta
Warranty Deed
$775,000 · First State Bank
Mar 4, 2005
$83,000
Larry Sparks
Nabholz Properties INC
Warranty Deed
—
—
—
Adamis Pharmaceuticals Corp
—
Loan Modification
related
$2,197,757 · Arvest Mtg
—
—
Larry Sparks
—
Deed Of Trust
related
—
—
—
Larry Sparks
—
Deed Of Trust
related
—
—
—
Larry Sparks
—
Deed Of Trust
related
—
—
—
Larry Sparks
—
Deed Of Trust
related
—
—
—
Larry Sparks
—
Loan Modification
related
—
—
—
Larry Sparks
—
Loan Modification
related
—
—
—
Larry Sparks
—
Deed Of Trust
related
$30,000 · First State Bank
—
—
Adamis Pharmaceuticals Corp
—
Loan Modification
related
$2,586,892 · Arvest Mtg
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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