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Property profile & analytics
FOR LEASE
Retail space
427 N College Ave, Fayetteville, AR 72701
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-0786566
For Lease
1 / 17
$16 SF/Yr
427 N College Ave, Fayetteville, AR 72701
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1959
Total area
6,355 SF
Lot
0.33 ac (14,375 SF)
Zoning code
C-2
APN
765-04318-000
UPID
US05-0786566
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
$1.15M
Comparable Approach
Comparable
$573k
Blend (final)
Blend
$835k
Owner & transaction history
Packardonblock LLC · 11 yrs held
Packardonblock LLC
since 2014
6 recorded transactions
Zoning & alternative use
C-2 · Fayetteville, AR
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 Fayetteville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fayetteville 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%
$1,245,000
6.5%
$1,150,000
7%
$1,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,315,000
Current use
OFFICE BUILDING
$1,275,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$131 / 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
$11,277
Tax year 2024
Assessed value
$197,840
Assessed 2024
Previous assessed
$233,600
-15.3% YoY
Effective rate
5.70%
On assessed value
Assessed land
$28,750
Assessed improvement
$169,090
Land market value
$143,750
Improvement market value
$845,450
Total market value
$989,200
Applied tax rate
11.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1959
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
6,355 SF
Lot
0.33 ac (14,375 SF)
Zoning code
C-2
APN
765-04318-000
UPID
US05-0786566
Jurisdiction
WASHINGTON
Zoning & alternative use
C-2 · Fayetteville, AR
Zoning C-2 · permitted uses
C-2 · Fayetteville, AR
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fayetteville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES 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
1959
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Packardonblock LLC
Entity
Mailing address
1394 W SUNSET AVE, SPRINGDALE, AR 72764-5242
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
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
Dec 14, 2020
—
Glant Buildings LLC
—
Deed
related
$709,750 · The Citizens Bank
Apr 23, 2018
—
Mark Zweig INC
—
Deed
related
$671,500 · The Bank Of Fayetteville NA
Apr 10, 2017
—
Marik Zweig INC
—
Deed
related
$269,100 · The Bank Of Fayetteville NA
Sep 2, 2014
$9,851
Packardonblock LLC
Washington County Commissioner
Public Action
related
—
Feb 18, 2014
$238,199
Signature Bank Of Arkansas
J Haflaw LLC
Commissioners Deed
related
—
Dec 28, 2006
$350,000
J Haflaw LLC
Sandy Sihapanya
Warranty Deed
$280,000 · Signature Bank Of Arkansas
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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