Historic Office Building with
For Sale
$565,000
1103 W Elm Street, Rogers, AR 72756
SINGLE_FAMILY - Rogers, AR
Property Size2,861 SF
Lot Size0.29 Acres
Price / SF$197.48
Days on Market46
Property Features for 1103 W Elm Street
General Information
Property type
Residential
Property subtype
Office
Rooms
Basement
Parking
20
Exterior features
Storage
Lot features
Business Park, Central Business District
Directions
I49 to Walnut. Right on 13th then right on Elm. Property on Right.
Standard status
Active
APN
02-01313-000
Size
2,861 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
PART OF THE NW1/4 OF THE SW1/4 OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 30 WEST, BENTON COUNTY, ARKANSAS, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 178.57 FEET SOUTH OF THE NE CORNER OF SAID NE CORNER OF SAID NW1/4 SW1/4; RUNNING THENCE SOUTH 145 FEE T TO
Tax Annual Amount
1797
Legal Description
PART OF THE NW1/4 OF THE SW1/4 OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 30 WEST, BENTON COUNTY, ARKANSAS, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 178.57 FEET SOUTH OF THE NE CORNER OF SAID NE CORNER OF SAID NW1/4 SW1/4; RUNNING THENCE SOUTH 145 FEE T TO
Amenities
wrap-around front porch
conference room
waiting room
full kitchen
restrooms
Building Details
Year built
1930
Floors in Building
2
Additional Structures
Storage
Listing Agency:
COHOVA Properties
(916) 524-9579
Listed By:
Brian O'Connell · License #SA00087502
(720) 232-4613
Added: Jun 27
Changed: Jul 28
Last Checked: Aug 11 at 5:06PM
MLS# 1353576
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 2,861-square-foot office property at 1103 W Elm Street in Rogers occupies 0.29 acres and dates to 1930. The layout includes eight individual offices, a conference room, a spacious waiting area, four restrooms, and a full kitchen. A wraparound Southern-style front porch adds a distinctive exterior feature, while storage and a basement provide additional utility. The property has undergone recent updates to its electrical system, foundation, and roof.
Parking includes six client or customer spaces at the front and 14 employee spaces at the rear. Its position near downtown Rogers supports convenient access to the city center. The existing configuration is designed for office use and is also identified as suitable for retail, with room for displays, storage, and customer parking.
Parking includes six client or customer spaces at the front and 14 employee spaces at the rear. Its position near downtown Rogers supports convenient access to the city center. The existing configuration is designed for office use and is also identified as suitable for retail, with room for displays, storage, and customer parking.
Key Highlights
- 2,861 SF office property on 0.29 acres
- Eight individual offices, conference room, and large waiting area
- Six front client/customer spaces plus 14 rear employee spaces
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
$44,396
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
7.86%
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%
$887,920
$887.9K
Cap Rate 7%
$634,229
$634.2K
Cap Rate 9%
$493,289
$493.3K
Market Conditions
NOI Build-Up for 2,861 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
$63.5K $22.20/SF
− Vacancy
−$4.3K −$1.51/SF
EGI
$59.2K $20.69/SF
− OpEx
−$14.8K −$5.17/SF
NOI
$44.4K $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%
$887,920
Cap Rate 7%
$634,229
Cap Rate 9%
$493,289
Alternative Uses
Best Use
Office B
$634.2K
$555.0K – $739.9K
NOI $44,396 @ 7.0% cap · market cap 7.86%
Second Best
Retail
$465.0K
$406.8K – $542.5K
NOI $32,547 @ 7.0% cap · market cap 5.76%
Theoretical Best
Office A
$786.2K
$688.0K – $917.3K
NOI $55,036 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
986
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 - A flexible workplace near downtown Rogers with recent electrical, foundation, and roof updates.
Where is this office building located?
The property is located at 1103 W Elm Street Rogers, AR.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: 2,861 SF office property on 0.29 acres; Eight individual offices, conference room, and large waiting area; Six front client/customer spaces plus 14 rear employee spaces
