Flex Space with Overhead
New
For Sale
$395,000
2103 S 31st Street, Rogers, AR 72758
CommercialSale, Rogers, AR
Property Size1,250 SF
Price / SF$316
Days on Market5
Property Features for 2103 S 31st Street
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Lot features
Business Park, Central Business District, City Lot
Directions
From I49 take the Promenade Pinnacles Hills Exit. Head E on Promenade Blvd, then North on Bellview. Turn right on Hampton place and property is on your right 2103 S 31st street. Few suites remain available to purchase. Do not bother owners or walk in spaces. Apt only
Standard status
Active
APN
02-01694-328
Size
1,250 SF
Taxes and HOA fees
Tax Description
MASTER DEED 3/07/2025 L202511856 (BYLAWS PG 14) IMP ONLY SITS ON 02-01694-036
Legal Description
MASTER DEED 3/07/2025 L202511856 (BYLAWS PG 14) IMP ONLY SITS ON 02-01694-036
Amenities
overhead doors
gated community
Building Details
Year built
2026
Listing Agency:
Collier & Associates
(479) 274-0662
Listed By:
Sara Posey · License #EB00060940
(479) 264-2471
Added: Sep 3
Changed: Sep 4
Last Checked: Sep 7 at 3:06PM
MLS# 1361009
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 under-construction flex space is part of a purpose-built collector-focused community in Rogers. Each suite measures 1,250 square feet and includes a 14'H x 12'W overhead door. Construction is scheduled for completion in 2026, while interior buildout will be completed after purchase at the buyer’s cost.
The gated development is adjacent to the Promenade Mall in Rogers’ Entertainment District. The property is 1.5 miles from Pinnacle Country Club, Estates at Southgate, and Shadow Valley. Suites 16–20 are identified as the remaining available spaces.
The gated development is adjacent to the Promenade Mall in Rogers’ Entertainment District. The property is 1.5 miles from Pinnacle Country Club, Estates at Southgate, and Shadow Valley. Suites 16–20 are identified as the remaining available spaces.
Key Highlights
- 1,250‑square‑foot flex suites
- 14'H x 12'W overhead doors
- Under construction with 2026 completion
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
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 suites in a gated collector-focused community offer buyer-funded buildout flexibility.
Where is this flex space located?
The property is located at 2103 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 suites; 14'H x 12'W overhead doors; Under construction with 2026 completion
