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Property profile & analytics
OFF-MARKET
Estimated value
$3,820,000
Office buildings
2803 Mid Cities Dr, Bentonville, AR 72712-4270
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US05-0209487
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
32,000 SF
Lot
2.53 ac (110,207 SF)
APN
01-08144-001
UPID
US05-0209487
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
$4.39M
Blend (final)
Blend
$3.82M
Owner & transaction history
Arcare · 6 yrs held
Arcare
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.7M
+9.2%
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 Bentonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bentonville 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
$5,260,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,740,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$3.82M
Range $3.44M – $4.20M · ±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
$119 / 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
$38,834
Tax year 2023
Assessed value
$686,110
Assessed 2023
Previous assessed
$686,110
+0.0% YoY
Effective rate
5.66%
On assessed value
Assessed land
$163,060
Assessed improvement
$523,050
Land market value
$815,300
Improvement market value
$2,615,250
Total market value
$3,430,550
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
2006
Heating
NONE
Cooling
NONE
Stories
1
Total area
32,000 SF
Lot
2.53 ac (110,207 SF)
APN
01-08144-001
UPID
US05-0209487
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
OFFICE BUILDING Current
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
Lot
2.53 ac
Current owner
From public records · entity-resolved
Arcare
Individual
Mailing address
117 2ND ST, AUGUSTA, AR 72006
Ownership since
2019
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
Oct 7, 2019
$3,650,000
Arcare
Pics Marketing INC
Warranty Deed
$3,102,500 · Regions Bank
Oct 29, 2015
$3,121,000
Pics Marketing INC
Lake Johnson LLC
Warranty Deed
$2,500,000 · Bank Of Mo
Mar 15, 2011
—
Lake Johnson LLC
—
Trustees Deed
related
$2,509,465 · Legacy National Bank
May 25, 2010
—
Lake Johnson LLC
—
Trustees Deed
related
$135,000 · Legacy National Bank
Aug 7, 2006
—
Lake Johnson LLC
—
Trustees Deed
related
$400,332 · Legacy National Bank
Sep 7, 2005
$570,000
Lake Johnson LLC
Jccl LLC
Warranty Deed
—
Aug 31, 2005
—
Lake Johnson LLC
—
Trustees Deed
related
$1,900,000 · Legacy National Bank
—
—
Lake Johnson LLC
—
Loan Modification
related
$2,509,465 · Legacy National Bank
—
—
Lake Johnson LLC
—
Deed Of Trust
related
$1,900,000 · Legacy National Bank
—
—
Lake Johnson LLC
—
Deed Of Trust
related
$400,332 · Legacy National Bank
—
—
Lake Johnson LLC
—
Deed Of Trust
related
$145,000 · Legacy National Bank
—
—
Lake Johnson LLC
—
Deed Of Trust
related
$105,000 · Legacy National Bank
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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