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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Outlet malls
1971 Hwy 412th E, Siloam Springs, AR 72761-8604
Individually Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-0159606
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Total area
9,860 SF
Lot
0.81 ac (35,284 SF)
APN
03-01981-000
UPID
US05-0159606
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
$788k
Blend (final)
Blend
$640k
Owner & transaction history
John P Pearson · 11 yrs held
John P Pearson
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Siloam Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Siloam Springs 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
$1,060,000
Current use
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$65 / 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
$5,415
Tax year 2023
Assessed value
$94,019
Assessed 2023
Previous assessed
$94,019
+0.0% YoY
Effective rate
5.76%
On assessed value
Assessed land
$31,639
Assessed improvement
$62,380
Land market value
$158,195
Improvement market value
$311,900
Total market value
$470,095
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
Heating
NONE
Cooling
NONE
Stories
1
Total area
9,860 SF
Lot
0.81 ac (35,284 SF)
APN
03-01981-000
UPID
US05-0159606
Jurisdiction
BENTON
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
$1.1M
RETAIL STORES Current
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
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
John P Pearson
Individual
Mailing address
1602 N HILLCREST AVE, FAYETTEVILLE, AR 72703-1930
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2019
—
John P Pearson
—
Deed
related
—
Jun 25, 2019
—
John P Pearson
—
Loan Modification
related
$1,272,297 · Bank Of Ar
Jan 7, 2019
—
John P Pearson
—
Loan Modification
related
$1,293,176 · Bank Of Ar
Oct 24, 2018
—
John P Pearson
—
Loan Modification
related
$1,304,022 · Bank Of Ar
Jul 2, 2018
—
John P Pearson
—
Loan Modification
related
$1,315,406 · Bank Of Ar
Mar 22, 2018
—
John P Pearson
—
Loan Modification
related
$1,326,665 · Bank Of Ar
Dec 31, 2014
—
John P Pearson
Pearson C Thomas JR
Quit Claim Deed
related
$1,472,244 · Bank Of Ar
Mar 4, 2005
$2,500
C T Pearson JR.
Arkansas Dev Finance Authority
Quit Claim Deed
related
—
Jul 19, 2004
$1,272,851
Arkansas Dev Finance Authority
Commissioner Of Benton County
Grant Deed
related
—
—
—
C T Pearson JR.
—
Deed Of Trust
related
$1,200,000 · Bank Of Arkansas
—
—
John P Pearson
—
Loan Modification
related
—
—
—
C T Pearson JR.
—
Deed Of Trust
related
$495,000 · Bank Of Arkansas
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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