Six-Office Professional
For Sale
$600,000
Pending
2 Halsted Circle, Rogers, AR 72756
CommercialSale, Rogers, AR
Property Size1,792 SF
Lot Size0.33 Acres
Days on Market282
Property Features for 2 Halsted Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Parking Lot
Security features
Security
Appliances
ElectricWaterHeater
Lot features
Business Park, Cul De Sac
Directions
Exit 85, East on Walnut, North on Halsted
Standard status
Pending
APN
02-00872-000
Size
1,792 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Description
PT of 10/19/30
Tax Annual Amount
1868
Legal Description
PT of 10/19/30
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1992
Flooring type
Concrete
Building materials
Cedar, Rock
Roof type
Tile, Concrete
Listing Agency:
Keller Williams Market Pro Realty - Rogers Branch · Keller Williams Realty
(479) 718-2800
Listed By:
Curtis Realty Group
(479) 777-4774
Added: Nov 14, 2025
Changed: Aug 19
Last Checked: Aug 23 at 10:06PM
MLS# 1328430
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 1,792-square-foot office building offers six private offices and a reception area within a single professional-use layout. Constructed in 1992, the property features cedar and rock exterior materials, concrete flooring, central heating, central air, and a tile and concrete roof. A parking lot serves the building, while public water and public sewer provide the utility infrastructure.
The property is located at 2 Halsted Circle in Rogers, near Walnut. Its configuration supports professional office operations and includes a central reception area for visitor or client arrivals.
The property is located at 2 Halsted Circle in Rogers, near Walnut. Its configuration supports professional office operations and includes a central reception area for visitor or client arrivals.
Key Highlights
- 1,792 SF office building with six offices and a reception area
- Built in 1992 with cedar and rock construction materials
- Central heating and central air
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
$27,808
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
4.63%
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%
$556,160
$556.2K
Cap Rate 7%
$397,257
$397.3K
Cap Rate 9%
$308,978
$309.0K
Market Conditions
NOI Build-Up for 1,792 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
$39.8K $22.20/SF
− Vacancy
−$2.7K −$1.51/SF
EGI
$37.1K $20.69/SF
− OpEx
−$9.3K −$5.17/SF
NOI
$27.8K $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%
$556,160
Cap Rate 7%
$397,257
Cap Rate 9%
$308,978
Alternative Uses
Best Use
Office B
$397.3K
$347.6K – $463.5K
NOI $27,808 @ 7.0% cap · market cap 4.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$492.5K
$430.9K – $574.5K
NOI $34,472 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
605
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 - Office property with reception space, central HVAC, and on-site parking near Walnut in Rogers.
Where is this office building located?
The property is located at 2 Halsted Circle Rogers, 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: 1,792 SF office building with six offices and a reception area; Built in 1992 with cedar and rock construction materials; Central heating and central air
