Office Building on Commercial
For Sale
Contact for pricing
1901 Rogers Ave, Fort Smith, AR 72901
C-2 zoning and stoplight access provide a practical setting for office and other commercial uses.
Property Size3,800 SF
Lot Size0.96 Acres
Price / SF$157.89
Days on Market58
Property Features for 1901 Rogers Ave
General Information
Standard status
Active
Size
3,800 SF
Class
B
Lot size
0.96 Acres
Property subtype
Retail, Office
Zoning
C-2
Investment Type
Owner/User
Additional Details
Asking Price
$600,000
Road Access
Yes
Land Use
commercial
Building Details
Buildings
1
Building Size
3,800 SF
Listing Agency:
Ghan & Cooper Commercial Properties
(479) 478-6161
Listed By:
Tyler Teague · License #AR SA00079797
Source:
Crexi
Added: Jul 6
Changed: Aug 31
Last Checked: Aug 31 at 1:57PM
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 Ghan & Cooper Commercial Properties
Investment Insights
Based on property information with market context.
The property includes a 3,800-square-foot office building on approximately 0.96 acres. Interior space is arranged with multiple offices and rooms, supporting the existing office use and providing a flexible configuration for professional, medical, retail, or service-oriented operations. On-site parking is also provided.
Positioned at 1901 Rogers Ave in Fort Smith, the site benefits from access at the signalized intersection of 19th Street and Rogers Avenue. C-2 zoning applies to the property, and its location near Downtown Fort Smith places the building within an established commercial corridor. The land component may also support redevelopment concepts identified for the site, including a gas station, convenience store, restaurant, or retail project.
Positioned at 1901 Rogers Ave in Fort Smith, the site benefits from access at the signalized intersection of 19th Street and Rogers Avenue. C-2 zoning applies to the property, and its location near Downtown Fort Smith places the building within an established commercial corridor. The land component may also support redevelopment concepts identified for the site, including a gas station, convenience store, restaurant, or retail project.
Key Highlights
- 3,800 SF office building on approximately 0.96 acres
- C‑2 zoning
- Signalized access at 19th Street and Rogers Avenue
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
$37,962
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
6.33%
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%
$759,240
$759.2K
Cap Rate 7%
$542,314
$542.3K
Cap Rate 9%
$421,800
$421.8K
Market Conditions
NOI Build-Up for 3,800 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
$54.7K $14.40/SF
− Vacancy
−$4.1K −$1.08/SF
EGI
$50.6K $13.32/SF
− OpEx
−$12.7K −$3.33/SF
NOI
$38.0K $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%
$759,240
Cap Rate 7%
$542,314
Cap Rate 9%
$421,800
Alternative Uses
Best Use
Office B
$542.3K
$474.5K – $632.7K
NOI $37,962 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$808.5K
$707.4K – $943.2K
NOI $56,594 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,484
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - C-2 zoning and stoplight access provide a practical setting for office and other commercial uses.
Where is this office building located?
The property is located at 1901 Rogers Ave Fort Smith, AR.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 3,800 SF office building on approximately 0.96 acres; C‑2 zoning; Signalized access at 19th Street and Rogers Avenue
