Single-Tenant Retail
For Sale
$2,295,000
1802 S 8th Street, Rogers, AR 72756
COMMERCIAL - Rogers, AR
Property Size7,560 SF
Lot Size2.23 Acres
Price / SF$303.57
Days on Market158
Property Features for 1802 S 8th Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Lot features
City Lot
Directions
Located on the corner of S 8th St & W Lilac St
Standard status
Active
APN
02-06906-000
Size
7,560 SF
Lot size
2.23 Acres
Taxes and HOA fees
Tax Description
TCT 17 EXC 325' W SIDE P G SMITH SUB ROGERS
Tax Annual Amount
8445
Legal Description
TCT 17 EXC 325' W SIDE P G SMITH SUB ROGERS
Listing Agency:
Moses Tucker Partners-Bentonville Branch
(479) 271-6118
Listed By:
Josh Singleterry · License #SA00070928
(479) 466-9569
Added: Mar 18
Changed: Aug 19
Last Checked: Aug 22 at 1:06AM
MLS# 1339762
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.
This 7,560-square-foot retail property occupies 2.23 acres at the intersection of S 8th Street and W Lilac Street in Rogers, Arkansas. The building is leased to one tenant, with occupancy reported at 100%. A lease remains in effect through July 2032 and includes 2.0% annual rent increases, providing defined contractual growth during the current term.
The property also includes a five-year tenant renewal option. Its corner positioning at S 8th Street and W Lilac Street places the retail building within an established commercial setting in Rogers. The combination of single-tenant occupancy, scheduled lease increases, and a defined renewal option creates a straightforward ownership profile for investors focused on an occupied retail asset.
The property also includes a five-year tenant renewal option. Its corner positioning at S 8th Street and W Lilac Street places the retail building within an established commercial setting in Rogers. The combination of single-tenant occupancy, scheduled lease increases, and a defined renewal option creates a straightforward ownership profile for investors focused on an occupied retail asset.
Key Highlights
- 7,560‑square‑foot retail building on 2.23 acres
- 100% occupied by a single tenant
- Lease term runs through July 2032
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
$86,003
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
3.75%
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%
$1,720,060
$1.7M
Cap Rate 7%
$1,228,614
$1.2M
Cap Rate 9%
$955,589
$955.6K
Market Conditions
NOI Build-Up for 7,560 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
$131.5K $17.40/SF
− Vacancy
−$8.7K −$1.15/SF
EGI
$122.9K $16.25/SF
− OpEx
−$36.9K −$4.88/SF
NOI
$86.0K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,720,060
Cap Rate 7%
$1,228,614
Cap Rate 9%
$955,589
Alternative Uses
Best Use
Retail
$1.23M
$1.08M – $1.43M
NOI $86,003 @ 7.0% cap · market cap 3.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,428 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
353
Businesses Nearby
90k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 53%
Groceries 41%
Dining 7%
Walmart Neighborhood Market
Groceries
36,541 visits/mo
0.1 miles
Casey's General Store
Shops & Services
16,261 visits/mo
0.4 miles
Murphy USA
Shops & Services
13,566 visits/mo
0.1 miles
Arvest Bank
Shops & Services
9,731 visits/mo
0.2 miles
El Campesino
Dining
5,269 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Fully leased retail asset with a long-term lease and scheduled annual rent increases.
Where is this retail space located?
The property is located at 1802 S 8th Street Rogers, AR.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: 7,560‑square‑foot retail building on 2.23 acres; 100% occupied by a single tenant; Lease term runs through July 2032
