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Property profile & analytics
OFF-MARKET
Estimated value
$8,890,000
Hotels
521 President Clinton Ave Little Rock, AR 72201-1787
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US05-0650052
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2004
Total area
73,022 SF
APN
34L-019-07-001-00
UPID
US05-0650052
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
-
Courtyard Little Rock Downtown Hotel & Motel
-
The Bistro – Eat. Drink. Connect.® Restaurant
-
First Security Finance Inc Loan Service
-
First Security Bank Bank Loan Service
-
Crews & Associates Inc Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.22M
Blend (final)
Blend
$8.89M
Owner & transaction history
Fwref II Downtown Little Rock LLC · 2 yrs held
Fwref II Downtown Little Rock LLC
since 2024
Last sale
$8.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.6M
+146.2%
Medical building
$12.0M
+117.1%
Retail stores
$11.2M
+101.8%
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 Little Rock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Little Rock 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
$8,890,000
ML approach
$8,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,525,000
Current use
COMMERCIAL (GENERAL)
$13,600,000
Change: +146% · Conversion: Difficult
MEDICAL BUILDING
$11,995,000
Change: +117% · Conversion: Difficult
RETAIL STORES
$11,150,000
Change: +102% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,535,000
Change: +73% · Conversion: Difficult
OFFICE BUILDING
$8,395,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,360,000
Change: +51% · Conversion: Difficult
Blend value · Realmo final
$8.89M
Range $8.00M – $9.78M · ±10% · vs last sale $8.89M (Mar 29 2024)
Last sale anchor
$8.89M
Mar 29 2024
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
$122 / 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
$127,890
Tax year 2024
Assessed value
$1,827,000
Assessed 2024
Previous assessed
$1,827,000
+0.0% YoY
Effective rate
7.00%
On assessed value
Assessed improvement
$1,827,000
Improvement market value
$9,135,000
Total market value
$9,135,000
Applied tax rate
1.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2004
Heating
NONE
Cooling
NONE
Stories
6
Units
120
Total area
73,022 SF
APN
34L-019-07-001-00
UPID
US05-0650052
Jurisdiction
PULASKI
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
HOTEL/MOTEL Current
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$13.6M
MEDICAL BUILDING
Est. value
$12.0M
RETAIL STORES
Est. value
$11.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.5M
OFFICE BUILDING
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$8.4M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2004
Heating
NONE
Cooling
Yes
Stories
6
Units
120
Current owner
From public records · entity-resolved
Fwref II Downtown Little Rock LLC
Entity
Mailing address
1000 RIDGEWAY LOOP RD SESTE10, MEMPHIS, TN 38120-4045
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Mar 29, 2024
$8,887,500
Fwref II Downtown Little Rock LLC
Mckibbon Hotel Group Of Little Rock
Special Warranty Deed
—
Nov 5, 2004
$9,094,000
Mckibbon Hotel Group Of Little Ro
Clinton & Sherman Building I L
Trustees Deed
$9,090,000 · Regions Bank
Oct 21, 2004
$573,100
Larry Waschka
Clinton & Sherman Building I L
Warranty Deed
$667,500 · First State Bank
—
—
Youmin Wu
—
Deed Of Trust
related
$378,000 · Regions Mortgage INC
—
—
Frederick Mcclimans
—
Deed Of Trust
related
$400,000 · Metropolitan National Bank
—
—
Bess M Sanders
—
Deed Of Trust
related
$1,048,000 · Bank Of America
—
—
Mckibbon Hotel Group Of Little Ro
—
Deed Of Trust
related
$13,500,000 · Countrywide Com'l R E Fin
—
—
Frederick J Mcclimans
—
Deed Of Trust
related
—
—
—
Mckibbon Hotel Group Of Little Ro
—
Deed Of Trust
related
$10,750,000 · Mckibbon Family Investment Fund Ltd Mckibbon Family Investment Fund Ltd
—
—
Pearl Properties LLC
—
Deed Of Trust
related
$422,068 · Regions Bank
—
—
Mckibbon Hotel Group Of Little Ro
—
Deed Of Trust
related
$16,250,000 · First Sec Bk
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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