Collector Flex Suite with Overhead
For Sale
$395,000
2101 S 31st Street suite 8, Rogers, AR 72758
Purpose-built flex space within a gated collector community next to Promenade Mall and Rogers’ Entertainment District.
Property Size1,250 SF
Price / SF$316
Days on Market35
Property Features for 2101 S 31st Street suite 8
General Information
Standard status
Active
Size
1,250 SF
Property subtype
CommercialSale
Amenities
gated community
Listing Agency:
Collier & Associates
(479) 264-2471
Listed By:
Sara Posey · License #EB00060940
(479) 264-2471
Source:
Connectrealtynwa
Added: Jul 29
Changed: Aug 30
Last Checked: Aug 31 at 4:57PM
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 Collier & Associates
Investment Insights
Based on property information with market context.
This 1,250-square-foot flex suite is part of a purpose-built collector community scheduled for 2025 completion. The space includes a 14-foot-high by 12-foot-wide overhead door, supporting storage, hobby, and gathering uses described for the development. A mezzanine may be added by the buyer through a preferred or otherwise approved contractor.
The property is located at 2101 S 31st Street in Rogers, adjacent to Promenade Mall within the city’s Entertainment District. Pinnacle Country Club, Estates at Southgate, and Shadow Valley are each identified as 1.5 miles away. The development is planned as a gated community for collectors and enthusiasts seeking dedicated space outside the home.
The property is located at 2101 S 31st Street in Rogers, adjacent to Promenade Mall within the city’s Entertainment District. Pinnacle Country Club, Estates at Southgate, and Shadow Valley are each identified as 1.5 miles away. The development is planned as a gated community for collectors and enthusiasts seeking dedicated space outside the home.
Key Highlights
- 1,250‑square‑foot flex suite in a purpose‑built collector community
- 14'H X 12'W overhead door
- 2025 year built
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
$12,667
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
3.21%
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%
$253,340
$253.3K
Cap Rate 7%
$180,957
$181.0K
Cap Rate 9%
$140,744
$140.7K
Market Conditions
NOI Build-Up for 1,250 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
$21.0K $16.80/SF
− Vacancy
−$1.5K −$1.21/SF
EGI
$19.5K $15.59/SF
− OpEx
−$6.8K −$5.46/SF
NOI
$12.7K $10.13/SF
Area
Benton County, AR
Vacancy
7.20%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$253,340
Cap Rate 7%
$180,957
Cap Rate 9%
$140,744
Alternative Uses
Best Use
Flex RnD
$181.0K
$158.3K – $211.1K
NOI $12,667 @ 7.0% cap · market cap 3.21%
Second Best
Warehouse
$81.6K
$71.4K – $95.2K
NOI $5,712 @ 7.0% cap · market cap 1.45%
Theoretical Best
Office A
$343.5K
$300.6K – $400.8K
NOI $24,046 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Catering Concepts — 5001 Founders Dr, Rogers, AR 72758
- Shameless Food NWA — 2121 S Bellview Rd, Rogers, AR 72758
Frequently Asked Questions
What type of property is this?
Flex space - Purpose-built flex space within a gated collector community next to Promenade Mall and Rogers’ Entertainment District.
Where is this flex space located?
The property is located at 2101 S 31st Street suite 8 Rogers, AR.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,250‑square‑foot flex suite in a purpose‑built collector community; 14'H X 12'W overhead door; 2025 year built
