End-Unit Flex
For Sale
$395,000
2109 31st Street, Rogers, AR 72758
CommercialSale, Rogers, AR
Property Size1,250 SF
Price / SF$316
Days on Market85
Property Features for 2109 31st Street
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Lot features
Business Park, Central Business District, City Lot, Interior Lot, Industrial Park
Directions
Located just east from Bellvue east of promenade
Standard status
Active
APN
02-01694-338
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
Building Details
Year built
2025
Listing Agency:
Wright St. Real Estate
(479) 215-9568
Listed By:
Matthew Zaidner · License #SA00078025
(479) 445-8313
Added: May 29
Changed: Aug 21
Last Checked: Aug 21 at 7:06PM
MLS# 1349211
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 an end unit within a gated commercial community. The unit is under construction and includes completed drywall, installed lighting, electrical outlets, and a finished HVAC system. A 14-foot-high by 12-foot-wide overhead door serves the space, while the high ceiling profile supports the addition of a mezzanine, subject to applicable requirements.
The property is located at 2109 31st Street in Rogers, directly across from Pinnacle Hills Promenade and beside the future Ozark FC arena. Built in 2025, the unit offers a defined commercial setting for an owner seeking enclosed space with substantial vertical clearance and dedicated overhead-door access.
The property is located at 2109 31st Street in Rogers, directly across from Pinnacle Hills Promenade and beside the future Ozark FC arena. Built in 2025, the unit offers a defined commercial setting for an owner seeking enclosed space with substantial vertical clearance and dedicated overhead-door access.
Key Highlights
- 1,250 square feet of flex space
- End‑unit position within a gated commercial community
- 14'H x 12'W overhead door
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
$19,397
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
4.91%
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%
$387,940
$387.9K
Cap Rate 7%
$277,100
$277.1K
Cap Rate 9%
$215,522
$215.5K
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
$27.8K $22.20/SF
− Vacancy
−$1.9K −$1.51/SF
EGI
$25.9K $20.69/SF
− OpEx
−$6.5K −$5.17/SF
NOI
$19.4K $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%
$387,940
Cap Rate 7%
$277,100
Cap Rate 9%
$215,522
Alternative Uses
Best Use
Office B
$277.1K
$242.5K – $323.3K
NOI $19,397 @ 7.0% cap · market cap 4.91%
Second Best
Flex RnD
$181.0K
$158.3K – $211.1K
NOI $12,667 @ 7.0% cap · market cap 3.21%
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
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
446
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Drywalled unit with installed lighting, electrical outlets, and completed HVAC provides a ready interior shell.
Where is this flex space located?
The property is located at 2109 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 feet of flex space; End‑unit position within a gated commercial community; 14'H x 12'W overhead door
