Collector-Focused Flex
For Sale
$395,000
Pending
2101 S 31st Street, Rogers, AR 72758
CommercialSale, Rogers, AR
Property Size1,250 SF
Days on Market299
Property Features for 2101 S 31st Street
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Parking features
Assigned, Open
Lot features
Central Business District
Directions
From Promenade Mall Bivd, head north on Bellview Road. Turn right at the access road between Fox Tail Distillery and Rendevous Junction. Turn left at T
Standard status
Pending
APN
02-01694-035
Size
1,250 SF
Taxes and HOA fees
Tax Description
.
Legal Description
.
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
2025
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Sara Posey · License #EB00060940
(479) 264-2471
Added: Nov 12, 2025
Changed: Sep 3
Last Checked: Sep 7 at 11:06PM
MLS# 1328317
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 1,250-square-foot flex space is under construction within a gated collector-oriented development. The suite is planned with a 14'H x 12'W overhead door, concrete flooring, metal siding, and a metal roof. Central air and electric heating support year-round interior use, while a mezzanine may be added by the buyer through a preferred or approved contractor.
The property is at 2101 S 31st Street in Rogers, adjacent to the Promenade Mall within the Entertainment District. It is also identified as 1.5 miles from Pinnacle Country Club, Estates at Southgate, and Shadow Valley. Open and assigned parking are provided.
The property is at 2101 S 31st Street in Rogers, adjacent to the Promenade Mall within the Entertainment District. It is also identified as 1.5 miles from Pinnacle Country Club, Estates at Southgate, and Shadow Valley. Open and assigned parking are provided.
Key Highlights
- 1,250‑square‑foot flex space under construction
- 14'H x 12'W overhead door
- Gated development adjacent to the Promenade Mall
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
Property Profile
Current Use
Lease Details
14 ft
Clear height
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Balanced
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Shameless Food NWA — 2121 S Bellview Rd, Rogers, AR 72758
Frequently Asked Questions
What type of property is this?
Flex space - Under-construction commercial suite with secure community access, climate control, concrete flooring, and assigned parking.
Where is this flex space located?
The property is located at 2101 S 31st Street 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 space under construction; 14'H x 12'W overhead door; Gated development adjacent to the Promenade Mall
