Triple Office Suite with Overhead
For Sale
$1,320,000
2103 31st Street, Rogers, AR 72758
SINGLE_FAMILY - Rogers, AR
Property Size3,750 SF
Price / SF$352
Days on Market122
Property Features for 2103 31st Street
General Information
Property type
Residential
Property subtype
Office
Property condition
Under Construction
Zoning description
Commercial
Lot features
Business Park, Central Business District, City Lot
Directions
From Promenade Mall Blvd, heard north on Bellview Rd. Turn right at the access road between Fox Tail Distillery and Rendevous Junction. Turn left at T. Property is on your right.
Standard status
Active
APN
02-01694-328
Size
3,750 SF
Taxes and HOA fees
Tax Description
MASTER DEED 3/07/2025 L202511856 (BYLAWS PG 14) IMP ONLY SITS ON 02-01694-036
Legal Description
MASTER DEED 3/07/2025 L202511856 (BYLAWS PG 14) IMP ONLY SITS ON 02-01694-036
Building Details
Year built
2026
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Sara Posey · License #EB00060940
(479) 264-2471
Added: Apr 13
Changed: Jul 7
Last Checked: Aug 12 at 3:06PM
MLS# 1342641
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.
The Marque Collection Suites offer purpose-built office units configured as a triple suite, with a layout intended for collector-focused use. The suite includes 14'H by 12'W overhead doors, and after purchase, owners can customize the space using an onsite contractor or an approved builder of their choice. The property is positioned to allow a dedicated, flexible setup for a hobby or gathering use case, rather than a conventional office-only buildout. Each suite faces the clubhouse.
The development is located in the heart of Rogers, Arkansas, and is adjacent to the Promenade Mall in the area identified as the Entertainment District. Nearby references in the remarks include Pinnacle Country Club and surrounding communities listed as Estates at Southgate and Shadow Valley, with the development described as about 1.5 miles from these locations.
For tenants, buyers, and operators seeking an adaptable office suite with direct overhead-door access, this triple suite configuration supports a wider range of uses aligned with collector and enthusiast activity. With the ability to customize after purchase, the space is designed to meet owners’ specific buildout preferences while keeping the suite oriented toward the clubhouse setting within the gated community.
The development is located in the heart of Rogers, Arkansas, and is adjacent to the Promenade Mall in the area identified as the Entertainment District. Nearby references in the remarks include Pinnacle Country Club and surrounding communities listed as Estates at Southgate and Shadow Valley, with the development described as about 1.5 miles from these locations.
For tenants, buyers, and operators seeking an adaptable office suite with direct overhead-door access, this triple suite configuration supports a wider range of uses aligned with collector and enthusiast activity. With the ability to customize after purchase, the space is designed to meet owners’ specific buildout preferences while keeping the suite oriented toward the clubhouse setting within the gated community.
Key Highlights
- Prime real estate in an upscale, gated community designed for collectors and enthusiasts.
- Customizable suites with 14'H X 12'W overhead doors, allowing you to tailor the space.
- Convenient location adjacent to the Promenade Mall in Rogers, Arkansas.
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
$58,192
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
4.41%
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%
$1,163,840
$1.2M
Cap Rate 7%
$831,314
$831.3K
Cap Rate 9%
$646,578
$646.6K
Market Conditions
NOI Build-Up for 3,750 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
$83.3K $22.20/SF
− Vacancy
−$5.7K −$1.51/SF
EGI
$77.6K $20.69/SF
− OpEx
−$19.4K −$5.17/SF
NOI
$58.2K $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%
$1,163,840
Cap Rate 7%
$831,314
Cap Rate 9%
$646,578
Alternative Uses
Best Use
Office B
$831.3K
$727.4K – $969.9K
NOI $58,192 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$901.7K – $1.20M
NOI $72,137 @ 7.0% cap · market cap 5.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 72758, AR
45,105
Population
18,145
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
88%
High-School Grad
31.3 sq mi
ZIP Area
1,441
Density / Sq Mi
$94,605
Median Household Income
$49,856
Median Earnings
$1,300
Median Rent
$358,200
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 units - Triple suite in a gated Rogers development, designed for collectors with overhead doors and owner customization options.
Where is this office units located?
The property is located at 2103 31st Street Rogers, AR.
What is the asking price?
The asking price for this property is $1,320,000.
What are key features of this property?
This property features: Prime real estate in an upscale, gated community designed for collectors and enthusiasts.; Customizable suites with 14'H X 12'W overhead doors, allowing you to tailor the space.; Convenient location adjacent to the Promenade Mall in Rogers, Arkansas.
