Two-Story Office
New
For Sale
$1,380,000
1900 Rogers AVE, Fort Smith, AR 72901
Commercial, Fort Smith, AR
Property Size10,630 SF
Lot Size0.80 Acres
Price / SF$129.82
Days on Market1
Property Features for 1900 Rogers AVE
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking features
Covered, Garage - Attached
Directions
Downtown 1900 Rogers Ave
Standard status
Active
APN
12763-0003-00306-00
Size
10,630 SF
Lot size
0.80 Acres
Taxes and HOA fees
Tax Description
LOT 1A BLK FF
Tax Annual Amount
12952
Legal Description
LOT 1A BLK FF
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Building Details
Year built
1996
Flooring type
Carpet, Parquet Wood, Tile - Ceramic
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Amy Jo Hutcherson · License #EB00064825
(479) 434-3000
Added: Aug 28
Last Checked: Aug 28 at 3:06PM
MLS# 1091428
Copyright © 2026 Western River Valley Board of REALTORS®. 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.
Located at 1900 Rogers AVE in Fort Smith, this 10,630-square-foot office property occupies 0.7986 acres and was built in 1996. The two-story brick building includes a covered entrance, reception and lobby areas, private offices, conference rooms, open work areas, built-in workstations, cubicles, and extensive storage. Interior finishes include carpet, parquet wood, and ceramic tile, while central heating and cooling are provided by natural gas and electric systems.
The upper floor adds an open work area with eight cubicles, built-in book and file storage, two bathrooms, storage rooms, closets, a break room with kitchen, and access to a front balcony. The lower level includes a workroom with six cubicles, additional office areas, shelved storage and file rooms, multiple bathrooms, and a shower. Covered and attached garage parking, substantial paved parking, a shingle roof, and additional land behind the building complete the property.
The upper floor adds an open work area with eight cubicles, built-in book and file storage, two bathrooms, storage rooms, closets, a break room with kitchen, and access to a front balcony. The lower level includes a workroom with six cubicles, additional office areas, shelved storage and file rooms, multiple bathrooms, and a shower. Covered and attached garage parking, substantial paved parking, a shingle roof, and additional land behind the building complete the property.
Key Highlights
- 10,630 square feet of office space on a 0.7986‑acre site
- Two‑story brick building constructed in 1996
- Multiple private offices, conference rooms, open work areas, workstations, cubicles, and storage rooms
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
Property Profile
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
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 - Brick construction, covered entry, paved parking, and a flexible interior support professional business operations.
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 square feet of office space on a 0.7986‑acre site; Two‑story brick building constructed in 1996; Multiple private offices, conference rooms, open work areas, workstations, cubicles, and storage rooms
