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    105 W Cross Street Palestine, OH 45352

    View on Map
    For Sale
    $120,000

    COMMERCIAL - Palestine, OH

    Property size:
    2,704 SF
    Lot size:
    0.08 Acres
    Added:
    Jan 16, 2026
    Days on Market:
    77
    Last Refresh:
    Apr 3 at 4:06 pm

    Property Features for 105 W Cross Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Exterior features
    Overhead Door(s)
    Standard status
    Active
    APN
    I36211115020111200
    Size
    2,704 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Year
    2025

    Utilities

    Utilities
    Propane
    Sewer type
    Public Sewer
    Heating system
    Hot Water(Heating), Steam, Propane (Heating)
    Water source
    Well

    Building Details

    Year built
    1940
    Building materials
    Block

    We can help!

    Listing Contact
    Darick Rose

    Listing agent Darick Rose

    Listing office DJ Rose Realty and Associates 1303 Chippewa Dr., GREENVILLE, OH

    Listing date Jan 16, 2026

    MLS# 1043351

    Copyright © 2026 West Metro Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Versatile Commercial Property with Income Streams

    This commercial property presents an opportunity for small business owners, entrepreneurs, and investors. The property offers multiple income streams. Unit 1 is leased to the U.S. Postal Service through 2027, with a 5-year renewal option. Additional rental income is generated from a 10x12 office currently leased by the Joint Sewer District and a 1-car garage rented for storage. The back of the property includes a vacant shop space, featuring an 11x24 workshop with entry and overhead doors, and an attached 20x19 room. The shop space offers options for a small business, contractor workspace, or studio. Upstairs is a one-bedroom, one-bathroom apartment. The property has five potential sources of income: the USPS leased commercial unit, the office rental, the garage storage rental, the rear shop/workspace, and the upstairs apartment. The property is located in Palestine, OH 45352, in Darke County. The lot size is 0.08 acres, and the property size is 2704 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    United States Postal ... Post Office

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Auto Repair Shop Nail Salon Gym & Fitness Center Food Market Discount Store Grocery & Convenience Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Palestine
    County
    Darke
    State
    Ohio
    Longitude
    -84.744076
    Latitude
    40.050025

    FAQs

    What type of property is this?
    Mixed-use property - Commercial property with multiple income streams and business potential.
    Where is this mixed-use property located?
    The property is located at 105 W Cross Street Palestine, OH.
    What is the asking price?
    The asking price for this property is $120,000.
    What are key features of this property?
    This property features: Securely leased commercial unit to the U.S. Postal Service through 2027 with a 5‑year renewal option.; Five potential sources of income: USPS lease, office rental, garage rental, rear shop/workspace, and upstairs apartment.; Vacant rear shop space with **11x24 workshop and attached 20x19 room**, suitable for various business uses.
    (937) 547-3077
    We can help!
    Listing Contact
    Darick Rose
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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