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    Property profile & analytics

    2603 Dave Ward Dr Conway, AR 72034-6771

    • Assisted living facilities
    • 23,078 SF
    • 3.52 lot acres
    OFF-MARKET
    Value Estimations
    $625,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US05-0226815
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Conway Healthcare & Rehab / Nursing Home / Hospice

    Property Details for 2603 Dave Ward Dr

    Year built
    1972
    Lot size
    3.52 lot acres
    Property size
    23,078 SF
    Property type
    Assisted living facilities
    Property subtype
    Retirement homes
    APN
    710-08551-000
    APU
    71008551000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $625,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Conway
    County
    Faulkner
    State
    Arkansas
    Longitude
    -92.4657
    Latitude
    35.0698
    CBSA code
    30780
    CBSA name
    LITTLE ROCK-NORTH LITTLE ROCK, AR METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $25,691
    $168,320
    $339,400
    $507,720
    -
    $841,600
    $1,697,000
    $2,538,600

    Comparable in this City

    • Value Estimation
      $655,000
      65,526 SF

      4550 Prince St

      HOMES (RETIRED, NURSING) • 65,526 SF
      4550 Prince St, Conway, AR 72034-8077
      View Details
    • Value Estimation
      $710,000
      69,020 SF

      1160 Hogan Ln

      HOMES (RETIRED, NURSING) • 69,020 SF
      1160 Hogan Ln, Conway, AR 72034-8165
      View Details
    • Value Estimation
      $710,000
      51,321 SF

      1175 Morningside Dr

      HOMES (RETIRED, NURSING) • 51,321 SF
      1175 Morningside Dr, Conway, AR 72034-3647
      View Details
    • Value Estimation
      $710,000
      48,615 SF

      3501 College Ave

      HOMES (RETIRED, NURSING) • 48,615 SF
      3501 College Ave, Conway, AR 72034-7281
      View Details
    • Value Estimation
      $870,000
      55,479 SF

      2401 Christina Ln

      HOMES (RETIRED, NURSING) • 55,479 SF
      2401 Christina Ln, Conway, AR 72034-6798
      View Details
    • Value Estimation
      $365,000
      18,946 SF

      610 Ash Or Scott St

      HOMES (RETIRED, NURSING) • 18,946 SF
      610 Ash Or Scott St, Conway, AR 72034
      View Details

    Similar Nearby for Sale

    • $4,680,000
      31,321 SF

      26-Home Conway Single-Family Portfolio

      26 single-family homes in Conway, Arkansas with value-add potential.
      1145 Trenton Dr, Conway, AR 72034
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    • $49,000

      Residential Lot in Gated Community

      Residential lot available in a gated community in West Conway.
      1045 Edinburgh Dr, Conway, AR 72034
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    • $169,900
      1,050 SF

      Conway Office/Live-Work Building and Land

      Charming 1937 building in Conway, AR, zoned C-1.
      1150 Clifton St, Conway, AR 72034
      View Details
    • $455,000
      13.00 Acres

      Conway Land with Road Frontage

      Commercial land in Conway, AR, with utilities and road frontage.
      000 Artis Ln, Conway, AR 72034
      View Details
    • $259,900
      1.00 Acre

      Conway Commercial Lot For Sale

      One-acre commercial lot in Conway Marketplace shopping center.
      4025 Dave Ward Dr, Conway, AR 72034
      View Details
    • $198,000
      2.00 Acres

      Conway Commercial Lot For Sale

      2-acre commercial lot in Conway Marketplace shopping center.
      4035 Dave Ward Dr, Conway, AR 72034
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      6,246 SF

      Conway Medical Office Sublease

      Modern 6,246 SF Medical Clinic in Conway, AR
      815 Donaghey Ave, Conway, AR 72034
      View Details
    • $12 SF/Yr
      2,400 SF

      Office Space with Open Layout

      Office space featuring an open floor plan and kitchen area.
      707 Robins St, Conway, AR 72034
      View Details
    • $22 SF/Yr
      1,400 SF

      Upscale Retail Space in Conway

      Retail space available in upscale lifestyle center in Conway, AR.
      2235 Dave Ward Dr, Conway, AR 72034
      View Details
    • $5 SF/Yr
      7,000 SF

      Conway Warehouse Space Available

      1,800 SF Warehouse in Conway, AR
      1319 Nabholz Ave, Conway, AR 72034
      View Details
    • $20 SF/Yr
      4,012 SF

      Office Space with Drive-Through

      Office space with drive-through available for lease.
      3700 Dave Ward Dr, Conway, AR 72034
      View Details
    • Contact for pricing
      1 SF

      Commercial Lot in Batesville, AR

      1.34 Acres Commercial Lot for Sale or Build-to-Suit
      244 & 280 St Louis S, Batesville, AR 72034
      View Details
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    Conway, AR 72034-6771
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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