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Property profile & analytics
FOR SALE
Office buildings
2 N College Ave, Fayetteville, AR 72701
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-2395931
For Sale
1 / 19
$3,650,000
2 N College Ave, Fayetteville, AR 72701
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1905
Total area
16,998 SF
Lot
0.46 ac (19,820 SF)
Zoning code
C-3
APN
765-12715-000
UPID
US05-2395931
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
-
Mitchell Communications Group Marketing & Advertising Advertising Agency
-
Profound Skills Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.09M
Blend (final)
Blend
$2.36M
Owner & transaction history
2 South College LLC · 21 yrs held
2 South College LLC
since 2005
2 recorded transactions
Zoning & alternative use
C-3 · Fayetteville, AR
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.5M
+3.4%
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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
$3,410,000
Current use
RETAIL STORES
$3,525,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±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
$139 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$30,559
Tax year 2024
Assessed value
$625,524
Assessed 2024
Previous assessed
$625,524
+0.0% YoY
Effective rate
4.89%
On assessed value
Assessed land
$39,600
Assessed improvement
$585,924
Land market value
$198,000
Improvement market value
$2,929,620
Total market value
$3,127,620
Applied tax rate
11.0000
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
For Sale
Year built
1905
Heating
CENTRAL
Cooling
CENTRAL
Stories
3
Total area
16,998 SF
Lot
0.46 ac (19,820 SF)
Zoning code
C-3
APN
765-12715-000
UPID
US05-2395931
Jurisdiction
WASHINGTON
Zoning & alternative use
C-3 · Fayetteville, AR
Zoning C-3 · permitted uses
C-3 · Fayetteville, AR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
RETAIL STORES
Est. value
$3.5M
OFFICE BUILDING Current
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
1905
Heating
CENTRAL
Cooling
Yes
Stories
3
Lot
0.46 ac
Current owner
From public records · entity-resolved
2 South College LLC
Entity
Mailing address
605 W DICKSON ST STE #201, FAYETTEVILLE, AR 72701-5167
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2005
$2,700,000
2 South College LLC
Ozark Theatre LP Lllp
Warranty Deed
$2,430,000 · The Bank Of Fayetteville NA
Apr 21, 2005
$1,800,000
Ozark Theatre LP Lllp
The Bank Of Fayetteville NA
Corporation Deed
$1,620,000 · The Bank Of Fayetteville NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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