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Property profile & analytics
OFF-MARKET
Estimated value
$4,885,000
Community centers
2603 Pleasant Grv Rd, Rogers, AR 72758-5804
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US05-0466387
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2006
Total area
42,501 SF
Lot
6.88 ac (299,693 SF)
APN
02-16997-000
UPID
US05-0466387
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
-
Tommy Vichaivattana - State Farm Insurance Agent Insurance Agency
-
Scott Frame and Art (Bike/Boat/Book/etc) Store Home Decor Store
-
Spartan Safe of Rogers Locksmith (Bike/Boat/Book/etc) Store
-
So Chill Eat Restaurant
-
Christopher Allen Carroll Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.89M
Owner & transaction history
Hillcrest Holdings LLC · 9 yrs held
Hillcrest Holdings LLC
since 2017
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 Rogers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rogers 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
NEIGHBORHOOD: SHOPPING CENTER
$7,625,000
Current use
OFFICE BUILDING
$7,020,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$4.89M
Range $4.40M – $5.37M · ±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
$115 / 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
$82,137
Tax year 2023
Assessed value
$1,710,450
Assessed 2023
Previous assessed
$1,710,450
+0.0% YoY
Effective rate
4.80%
On assessed value
Assessed land
$788,160
Assessed improvement
$922,290
Land market value
$3,940,800
Improvement market value
$4,611,450
Total market value
$8,552,250
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
NONE
Buildings
3
Stories
1
Total area
42,501 SF
Lot
6.88 ac (299,693 SF)
APN
02-16997-000
UPID
US05-0466387
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.6M
OFFICE BUILDING
Est. value
$7.0M
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
6.88 ac
Current owner
From public records · entity-resolved
Hillcrest Holdings LLC
Entity
Mailing address
PO BOX 564, JOHNSON, AR 72741-0564
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2026
—
Hillcrest Holdings LLC
—
Deed
related
$17,842,134 · First State Bank
Apr 14, 2025
—
Hillcrest Holdings LLC
—
Deed
related
$4,510,437 · First State Bank
Sep 29, 2022
—
Hillcrest Holdings LLC
—
Deed
related
$7,012,450 · First State Bank
Jan 14, 2020
—
Hillcrest Holdings LLC
—
Deed
related
$11,000,000 · Arvest Mtg
Oct 18, 2017
—
Hillcrest Holdings LLC
—
Deed
related
$1,000,000 · Legacy Nat'l Bk
Mar 6, 2017
$12,750,000
Hillcrest Holdings LLC
Tuscany Squareatpleasant Grove
Grant Deed
related
—
May 3, 2007
—
Tuscany Sq Of Pleasant Grove LLC
—
Deed Of Trust
related
$9,200,000 · Transamerica Life Insurance Co
Apr 27, 2007
—
Tuscany Sq Of Pleasant Grove LLC
Wally Properties LLC
Warranty Deed
related
—
—
—
Hillcrest Holdings LLC
—
Deed Of Trust
related
$11,000,000 · Arvest Mtg
—
—
Hillcrest Holdings LLC
—
Deed Of Trust
related
$1,000,000 · Legacy Nat'l Bk
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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