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Property profile & analytics
FOR SALE
Office buildings
305 E Main St, Siloam Springs, AR 72761
Entity Owned
8-yr Hold
Free & Clear
Property ID
US05-0344778
For Sale
1 / 12
$3,397,600
305 E Main St, Siloam Springs, AR 72761
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
36,185 SF
Lot
0.78 ac (33,977 SF)
APN
03-03247-000
UPID
US05-0344778
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
-
Cobb-Vantress, Inc Research And Product Development
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.22M
Comparable Approach
Comparable
$7.63M
Blend (final)
Blend
$7.34M
Owner & transaction history
Cobb-vantress INC · 8 yrs held
Cobb-vantress INC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$12.1M
+109.6%
Medical building
$9.9M
+71.6%
Commercial (general)
$7.4M
+28.3%
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%
$9,980,000
6.5%
$9,215,000
7%
$8,555,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,765,000
Current use
APARTMENT HOUSE (5+ UNITS)
$12,085,000
Change: +110% · Conversion: Easy
MEDICAL BUILDING
$9,895,000
Change: +72% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,395,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$7,260,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,490,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$7.34M
Range $6.60M – $8.07M · ±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
$203 / 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
$38,569
Tax year 2023
Assessed value
$669,600
Assessed 2023
Previous assessed
$669,600
+0.0% YoY
Effective rate
5.76%
On assessed value
Assessed land
$13,590
Assessed improvement
$656,010
Land market value
$67,950
Improvement market value
$3,280,050
Total market value
$3,348,000
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
Heating
NONE
Cooling
NONE
Stories
2
Total area
36,185 SF
Lot
0.78 ac (33,977 SF)
APN
03-03247-000
UPID
US05-0344778
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
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.1M
MEDICAL BUILDING
Est. value
$9.9M
COMMERCIAL (GENERAL)
Est. value
$7.4M
AUTO REPAIR, GARAGE
Est. value
$7.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.78 ac
Current owner
From public records · entity-resolved
Cobb-vantress INC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 1030, SILOAM SPRINGS, AR 72761-1030
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2018
$1,500,000
Cobb-vantress INC
Sager Creek Foods INC
Warranty Deed
—
Mar 8, 2017
—
Sager Creek Foods INC
—
Grant Deed
related
$710,000,000 · Citibank
Apr 13, 2015
$8,280,000
Vegetable Acquisition Corp
Sager Creek Vegetable Co
Grant Deed
related
—
Mar 7, 2014
$11,995,500
Sager Creek Acquisition Corp
Allens INC
Warranty Deed
$32,000,000 · Pathlight Capital LLC
Feb 7, 2011
—
Allens INC
—
Grant Deed
related
$330,000,000 · Bank Of America
—
—
Sager Creek Vegetable Co
—
Loan Modification
related
$2,500,000 · Pathlight Cap
—
—
Allens INC
—
Deed Of Trust
related
—
—
—
Allens INC
—
Deed Of Trust
related
—
—
—
Sager Creek Foods INC
—
Deed Of Trust
related
$350,000,000 · Citibank
—
—
Sager Creek Foods INC
—
Deed Of Trust
related
$710,000,000 · Citibank
—
—
Sager Creek Foods INC
—
Deed Of Trust
related
$260,000,000 · Citibank
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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