Two-Story Brick Office
New
For Sale
$1,380,000
1900 Rogers Ave, Fort Smith, AR 72901
Flexible layout includes private offices, conference rooms, open work areas, and extensive storage.
Property Size10,630 SF
Price / SF$129.82
Days on Market3
Property Features for 1900 Rogers Ave
General Information
Standard status
Active
Size
10,630 SF
Amenities
reception and lobby area
conference rooms
break room
kitchen
balcony
shower
Building Details
Year Built
1996
Stories
2
Construction
brick
Listing Agency:
Keller Williams Platinum Realty
Listed By:
Amy Jo Hutcherson · License #EB00064825
(918) 839-8946
Source:
Thebesthomeprice
Added: Sep 11
Last Checked: Sep 12 at 11:35AM
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 Platinum Realty
Investment Insights
Based on property information with market context.
This 10,630-square-foot office property features a two-story brick exterior, covered entry, reception and lobby areas, private offices, executive offices, conference rooms, open workspaces, built-in workstations, cubicles, and extensive storage. The building includes multiple bathrooms, a shower, kitchen and break areas, and flexible rooms for meetings or daily operations. Upper-level improvements include eight cubicles, additional storage rooms, two bathrooms, a break room with kitchen, and balcony access. The lower level adds a workroom with six cubicles and built-in features.
Located at 1900 Rogers Ave in Fort Smith, the property includes substantial paved parking and additional land behind the building. Built in 1996, the office configuration supports a range of professional, administrative, training, nonprofit, and commercial operations, including the office and service uses identified in the property information.
Located at 1900 Rogers Ave in Fort Smith, the property includes substantial paved parking and additional land behind the building. Built in 1996, the office configuration supports a range of professional, administrative, training, nonprofit, and commercial operations, including the office and service uses identified in the property information.
Key Highlights
- 10,630 SF office building at 1900 Rogers Ave, Fort Smith, AR 72901
- Two‑story brick construction completed in 1996
- Upper level includes eight cubicles, storage rooms, two bathrooms, kitchen, break room, and balcony access
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
$106,194
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
7.70%
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%
$2,123,880
$2.1M
Cap Rate 7%
$1,517,057
$1.5M
Cap Rate 9%
$1,179,933
$1.2M
Market Conditions
NOI Build-Up for 10,630 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
$153.1K $14.40/SF
− Vacancy
−$11.5K −$1.08/SF
EGI
$141.6K $13.32/SF
− OpEx
−$35.4K −$3.33/SF
NOI
$106.2K $9.99/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$14.40 /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%
$2,123,880
Cap Rate 7%
$1,517,057
Cap Rate 9%
$1,179,933
Alternative Uses
Best Use
Office B
$1.52M
$1.33M – $1.77M
NOI $106,194 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.26M
$1.98M – $2.64M
NOI $158,315 @ 7.0% cap · market cap 11.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,719
Businesses Nearby
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible layout includes private offices, conference rooms, open work areas, and extensive storage.
Where is this office building located?
The property is located at 1900 Rogers Ave Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 10,630 SF office building at 1900 Rogers Ave, Fort Smith, AR 72901; Two‑story brick construction completed in 1996; Upper level includes eight cubicles, storage rooms, two bathrooms, kitchen, break room, and balcony access
