Two-Story Office
For Sale
$2,300,000
119 S 2nd Street, Rogers, AR 72756
Two-story office building with large offices, high-end wood finishes, ample natural light, and a 2025 roof replacement.
Property Size11,600 SF
Price / SF$198.28
Days on Market46
Property Features for 119 S 2nd Street
General Information
Standard status
Active
Size
11,600 SF
Total Parking Spaces
6
Property subtype
CommercialSale
Building Details
Year Renovated
2025
Stories
2
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch
(479) 718-2800
Listed By:
The Duley Group
(479) 616-4663
Source:
Connectrealtynwa
Added: Jul 25
Changed: Sep 8
Last Checked: Sep 7 at 10:07AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Market Pro Realty - Rogers Branch
Investment Insights
Based on property information with market context.
This two-story office building offers 11,600 square feet of workspace with large offices throughout. The interior is described as having high-end wood finishes and ample natural light, supporting a professional, client-facing feel.
The roof was replaced in 2025. An additional lot is included with six parking spaces, providing extra on-site parking capacity for occupants and visitors.
Overall, the building is configured as a traditional office environment with multiple large office rooms and finished interior upgrades, making it suitable for organizations seeking a more refined setting.
The roof was replaced in 2025. An additional lot is included with six parking spaces, providing extra on-site parking capacity for occupants and visitors.
Overall, the building is configured as a traditional office environment with multiple large office rooms and finished interior upgrades, making it suitable for organizations seeking a more refined setting.
Key Highlights
- 11,600 SF two‑story office building
- Roof replaced in 2025
- Large offices throughout
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 - Two-story office building with large offices, high-end wood finishes, ample natural light, and a 2025 roof replacement.
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; Large offices throughout
