Listing Agency: Tranzon Asset Advisors

Listed By: Edward Durnil · License #KY P1734 Show Phone

Added: Aug 12 Changed: Sep 4 Last Checked: Sep 12 at 2:06PM

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MLS# 11929732

Copyright © 2026 My State 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 3,315 +/- sq. ft. office building occupies a 0.56 +/- acre site and includes an existing interior layout with private offices, counter and service areas, security features, and technology wiring. The property also provides on-site parking and a drive-thru lane, offering practical functionality for a range of commercial occupants.

Located at 124 E Main Street in downtown McComb’s Main Street business district, the building has prominent frontage within a walkable village-center setting. C-3 Downtown Business zoning supports the property’s established commercial context. The existing configuration may accommodate professional office, medical or dental, insurance, government or municipal, and community-service uses, subject to applicable approvals.

Key Highlights

• 3,315 +/- sq. ft. commercial building on a 0.56 +/- acre site
• Prominent Main Street frontage in downtown McComb’s business district
• C‑3 (Downtown Business) zoning

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

$13,156

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

8.77%

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%

$263,120 $263.1K

Cap Rate 7%

$187,943 $187.9K

Cap Rate 9%

$146,178 $146.2K

Market Conditions

NOI Build-Up for 3,315 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

$19.5K $5.88/SF

− Vacancy

−$698 −$0.21/SF

EGI

$18.8K $5.67/SF

− OpEx

−$5.6K −$1.70/SF

NOI

$13.2K $3.97/SF

Area

Hancock County, OH

Vacancy

3.58%

Lease Rate

$5.88 /SF/Yr

Expense Ratio

30.00%

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%

$263,120

Cap Rate 7%

$187,943

Cap Rate 9%

$146,178

Alternative Uses

Best Use

Specialty Retail

$924.7K

$809.1K – $1.08M (±1% cap)

NOI $64,726 @ 7.0% cap · market cap 43.15%

Second Best

Office B

$453.5K

$396.8K – $529.1K (±1% cap)

NOI $31,744 @ 7.0% cap · market cap 21.16%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Premier Bank Bank ATM Atm

Suggested Use

Top Pick Building Supply Auto Parts Store Big Box & Wholesale Store Storage Facility Carpet & Flooring Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

112

Businesses Nearby

Explore this area Business Placement

Demographics for 45858, OH

3,038

Population

1,075

Households

2.8

Avg Household Size

38

Median Age

25%

College-Educated

94%

High-School Grad

62.0 sq mi

ZIP Area

49

Density / Sq Mi

$66,552

Median Household Income

$39,557

Median Earnings

$938

Median Rent

$169,600

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this office buildings located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office building - C-3 zoning and private offices, service areas, and security wiring are in place.

Where is this office building located?

The property is located at 124 E Main Street McComb, OH.

What is the asking price?

The asking price for this property is $150,000.

What are key features of this property?

This property features: 3,315 +/- sq. ft. commercial building on a 0.56 +/- acre site; Prominent Main Street frontage in downtown McComb’s business district; C‑3 (Downtown Business) zoning