Two-Story Office
For Sale
$2,300,000
119 S 2nd Street, Rogers, AR 72756
CommercialSale, Rogers, AR
Property Size11,600 SF
Lot Size0.20 Acres
Price / SF$198.28
Days on Market135
Property Features for 119 S 2nd Street
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Central Business District
Directions
Head toward downtown Rogers via Walnut Street. Turn onto S 2nd Street and continue to 119 S 2nd St; the property will be on your left.
Standard status
Active
APN
02-02225-000
Size
11,600 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
PLAT 3/14/1881 B-128 L10 EXC SE C N 30' ETC PT L11 BEG 69'E SW C ETC
Tax Annual Amount
8721
Legal Description
PLAT 3/14/1881 B-128 L10 EXC SE C N 30' ETC PT L11 BEG 69'E SW C ETC
Building Details
Year built
1987
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
The Duley Group
(479) 616-4663
Added: Apr 24
Changed: Aug 19
Last Checked: Sep 5 at 6:06PM
MLS# 1343793
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1987, this two-story office building contains 11,600 SF arranged around expansive office layouts and larger individual offices. Wood finishes, abundant natural light, and a configuration that separates private work areas from collaborative space shape the interior environment. The roof was replaced in 2025.
The property is located at 119 S 2nd Street in Rogers Historical Downtown, within Rogers, Arkansas. The offering also includes a 0.2-acre additional lot with six parking spaces, expanding the overall site component associated with the office property.
The building’s existing office configuration provides a substantial commercial setting across two levels, while the additional lot contributes dedicated parking to the offering.
The property is located at 119 S 2nd Street in Rogers Historical Downtown, within Rogers, Arkansas. The offering also includes a 0.2-acre additional lot with six parking spaces, expanding the overall site component associated with the office property.
The building’s existing office configuration provides a substantial commercial setting across two levels, while the additional lot contributes dedicated parking to the offering.
Key Highlights
- 11,600 SF two‑story office building
- Roof replaced in 2025
- 0.2‑acre additional lot included
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$180,006
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,600,120
$3.6M
Cap Rate 7%
$2,571,514
$2.6M
Cap Rate 9%
$2,000,067
$2.0M
Market Conditions
NOI Build-Up for 11,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$257.5K $22.20/SF
− Vacancy
−$17.5K −$1.51/SF
EGI
$240.0K $20.69/SF
− OpEx
−$60.0K −$5.17/SF
NOI
$180.0K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,600,120
Cap Rate 7%
$2,571,514
Cap Rate 9%
$2,000,067
Alternative Uses
Best Use
Office B
$2.57M
$2.25M – $3.00M
NOI $180,006 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.19M
$2.79M – $3.72M
NOI $223,143 @ 7.0% cap · market cap 9.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 72756, AR
41,875
Population
17,225
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
86%
High-School Grad
129.9 sq mi
ZIP Area
322
Density / Sq Mi
$70,900
Median Household Income
$37,510
Median Earnings
$914
Median Rent
$243,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible layouts, natural light, wood finishes, and a 2025 roof replacement support a professional workplace.
Where is this office building located?
The property is located at 119 S 2nd Street Rogers, AR.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 11,600 SF two‑story office building; Roof replaced in 2025; 0.2‑acre additional lot included
