Class B Office
For Sale
$3,900,000
1114 Poplar Place, Rogers, AR 72756
CommercialSale, Rogers, AR
Property Size14,448 SF
Lot Size1.47 Acres
Price / SF$269.93
Days on Market47
Property Features for 1114 Poplar Place
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
City Lot
Directions
From 8th Street in Rogers, turn west on Poplar, property will be on the south side.
Standard status
Active
APN
02-01306-000
Size
14,448 SF
Lot size
1.47 Acres
Taxes and HOA fees
Tax Description
PART OF THE NE 1/4 OF THE SW 1/4 OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, BENTON COUNTY, ARKANSAS, BEING THE PROPERTY DESCRIBED IN DEED BOOK 98 AT PAGE 018220 AND SHOWN ON PLAT BOOK 23L AT PAGE 241 AND PLAT BOO K 23
Tax Annual Amount
6338
Legal Description
PART OF THE NE 1/4 OF THE SW 1/4 OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, BENTON COUNTY, ARKANSAS, BEING THE PROPERTY DESCRIBED IN DEED BOOK 98 AT PAGE 018220 AND SHOWN ON PLAT BOOK 23L AT PAGE 241 AND PLAT BOO K 23
Listing Agency:
The Griffin Company Commercial Division-Springdale · Weichert
(479) 756-1003
Listed By:
Joel Treat · License #EB63167-D02
(479) 871-4366
Added: Aug 10
Changed: Sep 24
Last Checked: Sep 25 at 11:06PM
MLS# 1358414
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 Class B office property includes a 14,448-square-foot building situated across four parcels. The improvements contain more than 7,600 square feet of office space and are currently used as the Rogers public library. The property also includes a corner lot measuring approximately 0.83 acres.
The site is located less than 1 mile from Historic Downtown Rogers in Benton County. The combined land area totals 1.47 acres, providing a multi-parcel office setting within the Rogers market.
The site is located less than 1 mile from Historic Downtown Rogers in Benton County. The combined land area totals 1.47 acres, providing a multi-parcel office setting within the Rogers market.
Key Highlights
- 14,448‑square‑foot office building
- More than 7,600 square feet of office space
- Four included parcels: 02‑01300‑000, 02‑01301‑000, 02‑01302‑000, 02‑01303‑000
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
$224,201
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
5.75%
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%
$4,484,020
$4.5M
Cap Rate 7%
$3,202,871
$3.2M
Cap Rate 9%
$2,491,122
$2.5M
Market Conditions
NOI Build-Up for 14,448 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
$320.7K $22.20/SF
− Vacancy
−$21.8K −$1.51/SF
EGI
$298.9K $20.69/SF
− OpEx
−$74.7K −$5.17/SF
NOI
$224.2K $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%
$4,484,020
Cap Rate 7%
$3,202,871
Cap Rate 9%
$2,491,122
Alternative Uses
Best Use
Office B
$3.20M
$2.80M – $3.74M
NOI $224,201 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.97M
$3.47M – $4.63M
NOI $277,929 @ 7.0% cap · market cap 7.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
980
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Office property near Historic Downtown Rogers with multiple parcels and a corner-lot configuration.
Where is this office building located?
The property is located at 1114 Poplar Place Rogers, AR.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 14,448‑square‑foot office building; More than 7,600 square feet of office space; Four included parcels: 02‑01300‑000, 02‑01301‑000, 02‑01302‑000, 02‑01303‑000
