Restaurant Kitchen and Office
For Sale
$318,000
2004 S 13th Street, Rogers, AR 72758
Heated and air-conditioned commercial kitchen with three office rooms and a separate on-site storage building.
Property Size1,458 SF
Price / SF$218.11
Days on Market76
Property Features for 2004 S 13th Street
General Information
Standard status
Active
Size
1,458 SF
Property subtype
Commercial/Industrial
Additional Details
Office Units
3
Listing Agency:
Steve Fineberg & Associates
(479) 271-4161
Listed By:
Steve Fineberg · License #PB00049764
(479) 271-4161
Source:
Exitrealty
Added: Jun 10
Changed: Aug 23
Last Checked: Aug 24 at 3:53AM
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 Steve Fineberg & Associates
Investment Insights
Based on property information with market context.
This property has been used for Meals on Wheels for several years, with meals prepared in a dedicated commercial kitchen. The space includes a heated and air-conditioned setup and three rooms previously used as offices. A separate storage building is also located on the premises.
For sale as a kitchen-focused facility with both work and office space, the configuration is currently aligned with food preparation and delivery operations.
For sale as a kitchen-focused facility with both work and office space, the configuration is currently aligned with food preparation and delivery operations.
Key Highlights
- Heated and air‑conditioned commercial kitchen previously used for Meals on Wheels
- Meals were prepared in the kitchen for Meals on Wheels operations
- 3 rooms were used as office space
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
$19,610
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
6.17%
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%
$392,200
$392.2K
Cap Rate 7%
$280,143
$280.1K
Cap Rate 9%
$217,889
$217.9K
Market Conditions
NOI Build-Up for 1,458 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
$28.0K $19.20/SF
− Vacancy
−$1.8K −$1.27/SF
EGI
$26.1K $17.93/SF
− OpEx
−$6.5K −$4.48/SF
NOI
$19.6K $13.45/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$19.20 /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%
$392,200
Cap Rate 7%
$280,143
Cap Rate 9%
$217,889
Alternative Uses
Best Use
Specialty Retail
$280.1K
$245.1K – $326.8K
NOI $19,610 @ 7.0% cap · market cap 6.17%
Second Best
Industrial
$78.4K
$68.6K – $91.5K
NOI $5,487 @ 7.0% cap · market cap 1.73%
Theoretical Best
Office A
$400.7K
$350.6K – $467.5K
NOI $28,047 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
277
Businesses Nearby
24k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Kum & Go
Shops & Services
23,985 visits/mo
0.5 miles
Demographics for 72758, AR
45,105
Population
18,145
Households
2.5
Avg Household Size
34
Median Age
42%
College-Educated
88%
High-School Grad
31.3 sq mi
ZIP Area
1,441
Density / Sq Mi
$94,605
Median Household Income
$49,856
Median Earnings
$1,300
Median Rent
$358,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial kitchen - Heated and air-conditioned commercial kitchen with three office rooms and a separate on-site storage building.
Where is this commercial kitchen located?
The property is located at 2004 S 13th Street Rogers, AR.
What is the asking price?
The asking price for this property is $318,000.
What are key features of this property?
This property features: Heated and air‑conditioned commercial kitchen previously used for Meals on Wheels; Meals were prepared in the kitchen for Meals on Wheels operations; 3 rooms were used as office space
