Mixed-Use
For Sale
$699,000
4603 S 47th Street, Rogers, AR 72758
COMMERCIAL - Rogers, AR
Property Size1,854 SF
Lot Size0.10 Acres
Price / SF$377.02
Days on Market217
Property Features for 4603 S 47th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Property condition
Under Construction
Parking features
Garage, Open
Appliances
TanklessWaterHeater
Lot features
City Lot
Directions
From I49 take exit 82. Head west on Pauline Whitaker Parkway. Take the 3rd exit at the traffic circle. Townhomes will be on the left.
Standard status
Active
APN
02-24668-000
Size
1,854 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
100
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Flooring type
Wood, Tile
Building materials
WoodSiding
Roof type
Shingle
Listing Agency:
Uptown Real Estate
(479) 358-7999
Listed By:
April Davis · License #PB00075129
(479) 200-9588
Added: Jan 27
Changed: Aug 19
Last Checked: Sep 1 at 4:06PM
MLS# 1333443
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 1,854-square-foot townhome is under construction and offers a three-bedroom, two-bath layout that can support residential occupancy or professional office conversion. Multiple private rooms provide flexibility for offices, conference use, or workstations, while wood and tile flooring, central heating and cooling, and a tankless water heater serve the interior. The property has wood siding and a shingle roof.
Set on 0.1 acres, the property includes both garage and open parking. Public water and public sewer are in place. Its mixed-use zoning supports the live-work configuration described for the property, with a layout that can accommodate either residential use or a professional setting.
Set on 0.1 acres, the property includes both garage and open parking. Public water and public sewer are in place. Its mixed-use zoning supports the live-work configuration described for the property, with a layout that can accommodate either residential use or a professional setting.
Key Highlights
- 1,854‑square‑foot townhome with three bedrooms and two baths
- Mixed‑use zoning supports residential or professional office use
- Multiple private rooms can accommodate offices, conference space, or workstations
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
$28,770
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
4.12%
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%
$575,400
$575.4K
Cap Rate 7%
$411,000
$411.0K
Cap Rate 9%
$319,667
$319.7K
Market Conditions
NOI Build-Up for 1,854 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
$41.2K $22.20/SF
− Vacancy
−$2.8K −$1.51/SF
EGI
$38.4K $20.69/SF
− OpEx
−$9.6K −$5.17/SF
NOI
$28.8K $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%
$575,400
Cap Rate 7%
$411,000
Cap Rate 9%
$319,667
Alternative Uses
Best Use
Office B
$411.0K
$359.6K – $479.5K
NOI $28,770 @ 7.0% cap · market cap 4.12%
Second Best
Mixed Use
$184.3K
$161.3K – $215.1K
NOI $12,904 @ 7.0% cap · market cap 1.85%
Theoretical Best
Office A
$509.5K
$445.8K – $594.4K
NOI $35,664 @ 7.0% cap · market cap 5.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
257
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?
Mixed-use property - Under-construction property with mixed-use zoning, flexible room arrangement, and garage parking.
Where is this mixed-use property located?
The property is located at 4603 S 47th Street Rogers, AR.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 1,854‑square‑foot townhome with three bedrooms and two baths; Mixed‑use zoning supports residential or professional office use; Multiple private rooms can accommodate offices, conference space, or workstations
