Flex Space with Covered Work
For Sale
$699,900
5203 Highway 94, Rogers, AR 72756
Flexible layout combines front showroom or workspace potential with private offices and covered exterior space.
Property Size3,040 SF
Lot Size0.98 Acres
Price / SF$230.23
Days on Market35
Property Features for 5203 Highway 94
General Information
Standard status
Active
Size
3,040 SF
Lot size
0.98 Acres
Property subtype
CommercialSale
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Building Details
Building Size
3,040 SF
Listing Agency:
eXp Realty NWA Branch
(479) 657-8353
Listed By:
John Hurley · License #SA00098758
(479) 657-8353
Source:
Connectrealtynwa
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 29 at 11:54AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty NWA Branch
Investment Insights
Based on property information with market context.
This flex property provides approximately 3,040 square feet within a +/- 0.98-acre commercial site. The interior is arranged with an adaptable front section for showroom, reception, or workspace use, along with two enclosed offices and a restroom. Exterior improvements include a recently poured concrete surface along the south side, with a substantial portion protected by cover for equipment storage or work activities. A small rear outbuilding adds supplemental storage.
The property fronts Highway 94, providing highway exposure and a practical setting for contractor, light industrial, storage, or service-oriented operations. Its combination of enclosed workspace, office functionality, covered outdoor area, and additional yard storage supports a range of owner-user business configurations.
The property fronts Highway 94, providing highway exposure and a practical setting for contractor, light industrial, storage, or service-oriented operations. Its combination of enclosed workspace, office functionality, covered outdoor area, and additional yard storage supports a range of owner-user business configurations.
Key Highlights
- Approximately 3,040 square feet of functional flex space
- Approximately +/- 0.98‑acre site with a large outdoor yard
- Highway 94 exposure at 5203 Highway 94
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
$47,174
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
6.74%
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%
$943,480
$943.5K
Cap Rate 7%
$673,914
$673.9K
Cap Rate 9%
$524,156
$524.2K
Market Conditions
NOI Build-Up for 3,040 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
$67.5K $22.20/SF
− Vacancy
−$4.6K −$1.51/SF
EGI
$62.9K $20.69/SF
− OpEx
−$15.7K −$5.17/SF
NOI
$47.2K $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%
$943,480
Cap Rate 7%
$673,914
Cap Rate 9%
$524,156
Alternative Uses
Best Use
Office B
$673.9K
$589.7K – $786.2K
NOI $47,174 @ 7.0% cap · market cap 6.74%
Second Best
Flex RnD
$440.1K
$385.1K – $513.5K
NOI $30,807 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$835.4K
$731.0K – $974.7K
NOI $58,479 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72756, AR
41,875
Population
17,225
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
86%
High-School Grad
129.9 sq mi
ZIP Area
322
Density / Sq Mi
$70,900
Median Household Income
$37,510
Median Earnings
$914
Median Rent
$243,000
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 - Flexible layout combines front showroom or workspace potential with private offices and covered exterior space.
Where is this flex space located?
The property is located at 5203 Highway 94 Rogers, AR.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Approximately 3,040 square feet of functional flex space; Approximately +/- 0.98‑acre site with a large outdoor yard; Highway 94 exposure at 5203 Highway 94
