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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Bars & Pubs
85 Main St Eureka Springs, AR 72632-3623
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US05-1132955
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1871
Total area
3,532 SF
Lot
0.15 ac (6,403 SF)
APN
925-01213-000
UPID
US05-1132955
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
-
Saddle Up Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$383k
Blend (final)
Blend
$625k
Owner & transaction history
Roberto Albarran · 3 yrs held
Roberto Albarran
since 2023
Last sale
$650,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$415,000
+15.2%
Retail stores
$400,000
+10.6%
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
Method
Estimation
Statistic approach
$585,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$415,000
Change: +15% · Conversion: Moderate
RETAIL STORES
$400,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $650k (May 16 2023)
Last sale anchor
$650k
May 16 2023
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
$177 / 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
$4,465
Tax year 2023
Assessed value
$88,410
Assessed 2024
Previous assessed
$88,410
+0.0% YoY
Effective rate
5.05%
On assessed value
Assessed land
$10,240
Assessed improvement
$78,170
Land market value
$51,200
Improvement market value
$390,850
Total market value
$442,050
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1871
Heating
YES
Cooling
YES
Stories
2
Bathrooms
3
Total area
3,532 SF
Lot
0.15 ac (6,403 SF)
APN
925-01213-000
UPID
US05-1132955
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$415,000
RETAIL STORES
Est. value
$400,000
OFFICE BUILDING
RETAIL STORES
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
1871
Heating
YES
Cooling
Yes
Stories
2
Bathrooms
3
Lot
0.15 ac
Current owner
From public records · entity-resolved
Roberto Albarran
Individual
Mailing address
304 COUNTY RD 3082, BERRYVILLE, AR 72616-9462
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2023
$650,000
Roberto Albarran
Stephen Rodgers
Warranty Deed
$525,456 · Cs Bank
Mar 9, 2023
—
Stephen Rodgers
—
Deed
related
$227,942 · Cs Bank
Dec 20, 2018
—
Stephen Rodgers
—
Deed
related
$20,318 · Arvest Bank
May 17, 2018
$270,000
Stephen Rodgers
Arvest Bank
Special Warranty Deed
$240,000 · Arvest Bank
Apr 2, 2018
$9,193
Arvest Bank
Commissioner Of State Lands
Redemption Deed
related
—
Jan 14, 2014
$202,225
House Of Ink LLC
Eureka Riff Raff LLC
Warranty Deed
$50,000 · Arvest Bank
Nov 16, 2005
$255,000
Eagle Creek Properties
Couture
Warranty Deed
—
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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