Fully Leased Office
For Sale
$17,000,000
3605 W Southern Hills Boulevard, Rogers, AR 72758
COMMERCIAL - Rogers, AR
Property Size64,647 SF
Lot Size7.46 Acres
Price / SF$262.97
Days on Market512
Property Features for 3605 W Southern Hills Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Lot features
Business Park
Directions
Turn right onto E Pleasant Grove Rd toward Airport XNA. Go for 1.7 mi. Then 1.7 mi Turn right onto S 28th Pl. Go for 0.2 mi. Then 0.2 mi Turn left onto Southern Hills Blvd. Go for 282 ft. Then 0.05 mi Turn right. Go for 443 ft. Then 0.08 mi 3605 W Southern Hills Blvd
Standard status
Active
APN
02-15912-000
Size
64,647 SF
Lot size
7.46 Acres
Taxes and HOA fees
Tax Description
PLAT 4/4/03 2003-242.
Tax Annual Amount
121554
Legal Description
PLAT 4/4/03 2003-242.
Building Details
Year built
2004
Listing Agency:
Focus Commercial Real Estate
(479) 254-7000
Listed By:
Clinton Bennett · License #EB00058021
(479) 200-3457
Added: Mar 31, 2025
Changed: Aug 19
Last Checked: Aug 24 at 8:06PM
MLS# 1302876
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.
Built in 2004, the 64,647-square-foot office building is fully leased and occupied by two tenants. The offering includes an adjacent 1.18-acre unimproved lot, conveyed together with the office property. A playground currently serves one tenant’s operations on the additional parcel.
The property is located at 3605 W Southern Hills Boulevard in Rogers, Arkansas, directly off Interstate 49. Its position provides access to the interstate and places the asset near the Pinnacle area of Rogers, where additional mixed-use residential and retail development is planned or underway.
The property is located at 3605 W Southern Hills Boulevard in Rogers, Arkansas, directly off Interstate 49. Its position provides access to the interstate and places the asset near the Pinnacle area of Rogers, where additional mixed-use residential and retail development is planned or underway.
Key Highlights
- 64,647‑square‑foot office building built in 2004
- Fully leased and occupied by two tenants
- Adjacent 1.18‑acre unimproved lot included in the offering
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
$1,003,179
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
5.90%
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%
$20,063,580
$20.1M
Cap Rate 7%
$14,331,129
$14.3M
Cap Rate 9%
$11,146,433
$11.1M
Market Conditions
NOI Build-Up for 64,647 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
$1.44M $22.20/SF
− Vacancy
−$97.6K −$1.51/SF
EGI
$1.34M $20.69/SF
− OpEx
−$334.4K −$5.17/SF
NOI
$1.00M $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%
$20,063,580
Cap Rate 7%
$14,331,129
Cap Rate 9%
$11,146,433
Alternative Uses
Best Use
Office B
$14.33M
$12.54M – $16.72M
NOI $1,003,179 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$17.77M
$15.54M – $20.73M
NOI $1,243,581 @ 7.0% cap · market cap 7.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-tenant office property includes an adjacent unimproved lot with a tenant-used playground.
Where is this office building located?
The property is located at 3605 W Southern Hills Boulevard Rogers, AR.
What is the asking price?
The asking price for this property is $17,000,000.
What are key features of this property?
This property features: 64,647‑square‑foot office building built in 2004; Fully leased and occupied by two tenants; Adjacent 1.18‑acre unimproved lot included in the offering
