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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Turn key restaurants
3115 Cavanaugh Rd, Fort Smith, AR 72908-7831
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US05-1101621
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,980 SF
Lot
0.75 ac (32,670 SF)
APN
12780-0002-00000-00
UPID
US05-1101621
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
-
Anthony's Italian Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$405k
Blend (final)
Blend
$570k
Owner & transaction history
Aap Holding Co LLC · 5 yrs held
Aap Holding Co LLC
since 2021
Last sale
$600,000
6 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 Fort Smith submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Smith 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
$565,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$810,000
Current use
MEDICAL BUILDING
$755,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $600k (Mar 18 2021)
Last sale anchor
$600k
Mar 18 2021
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
$143 / 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
$6,204
Tax year 2024
Assessed value
$118,170
Assessed 2024
Previous assessed
$118,170
+0.0% YoY
Effective rate
5.25%
On assessed value
Assessed land
$9,800
Assessed improvement
$108,370
Land market value
$49,000
Improvement market value
$541,850
Total market value
$590,850
Applied tax rate
99.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Bathrooms
1
Total area
3,980 SF
Lot
0.75 ac (32,670 SF)
APN
12780-0002-00000-00
UPID
US05-1101621
Jurisdiction
SEBASTIAN
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
RESTAURANT Current
Est. value
$810,000
MEDICAL BUILDING
Est. value
$755,000
RESTAURANT Current
MEDICAL 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
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
Aap Holding Co LLC
Entity
Mailing address
3115 CAVANAUGH RD, FORT SMITH, AR 72908-7831
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2021
$600,000
Aap Holding Co LLC
Mmr Holdings LLC
Warranty Deed
$480,000 · First Security Bank
Nov 12, 2014
—
Mmr Holdings LLC
Mrmt LLC
Corporation Deed
—
Jun 24, 2013
$3,278
Mrtmt LLC
Commissioners Of State Lands
Redemption Deed
related
—
Jun 4, 2013
$232,000
Mrmt LLC
Kristan Michelle Williams
Fiduciary Deed
$400,000 · Arvest Bank
Jul 14, 2010
—
Chris J Cox
Annette L Cox
Intrafamily Transfer
related
—
Mar 2, 2006
$90,000
Chris J Cox
Susan R Hudlow
Warranty Deed
$76,500 · Arvest 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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