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Property profile & analytics
FOR SALE
Office buildings
3134 Van Buren, Eureka Springs, AR 72632-9498
Individually Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-0956714
For Sale
1 / 76
$5,000,000
3134 Van Buren, Eureka Springs, AR 72632-9498
View Listing →
Property summary
AI-generated overview
Discover Cinnamon Valley, a profitable 10-key hotel nestled on 135.85 acres in Eureka Springs, Arkansas. This turnkey operation includes nine fully furnished luxury log cabins, a spacious management office with living quarters, and two spring-fed lakes stocked with various fish species. The property boasts 9,607 square feet of space, with a 5.48% cap rate and a 2023 gross income exceeding $575,000. The asking price is $5,000,000, representing $520.45 per square foot. Significant upside potential exists through increased pricing and occupancy, along with expansion opportunities
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
2,836 SF
Lot
118.25 ac (5,150,970 SF)
APN
001-07787-000
UPID
US05-0956714
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
-
The Cinnamon Valley Vacation Rental Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Larry A Reitz · 14 yrs held
Larry A Reitz
since 2012
5 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 Eureka Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eureka 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$10,112
Tax year 2023
Assessed value
$210,230
Assessed 2024
Previous assessed
$210,230
+0.0% YoY
Effective rate
4.81%
On assessed value
Assessed land
$40,380
Assessed improvement
$169,850
Land market value
$201,900
Improvement market value
$849,250
Total market value
$1,051,150
Applied tax rate
21.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1999
Heating
SPACE
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Bathrooms
32
Total area
2,836 SF
Lot
118.25 ac (5,150,970 SF)
APN
001-07787-000
UPID
US05-0956714
Jurisdiction
CARROLL
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1999
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
4
Bathrooms
32
Lot
118.25 ac
Current owner
From public records · entity-resolved
Larry A Reitz
Individual
Mailing address
1122 COUNTY RD 212, EUREKA SPRINGS, AR 72631-9025
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 25, 2021
—
J Martin Lproperties LLC
—
Deed
related
$1,247,377 · American Equity Bank
Jun 16, 2017
—
J Martin Properties LLC
—
Deed
related
$1,362,159 · Cornerstone Bank
Apr 23, 2012
—
Larry A Reitz
Cornerstone Bank
Quit Claim Deed
related
$1,465 · Cormerstone Bank
Sep 12, 2005
$12,141
Cinnamon Valley Resort INC
Commissioner Of State Lands
Redemption Deed
related
—
Sep 12, 2005
—
Cinnamon Valley
Not Provided
Redemption Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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