Storefront Office/Retail
For Sale
$185,000
212 E Court Street, Sidney, OH 45365
COMMERCIAL - Sidney, OH
Property Size851 SF
Lot Size0.04 Acres
Price / SF$217.39
Days on Market27
Property Features for 212 E Court Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Business, Commercial
Parking
10
Directions
St Rt. 47/Court St.
Subdivision
601 Sidney
Standard status
Active
APN
011836230026
Size
851 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1900
Building materials
Stone
Listing Agency:
Glasshouse Realty Group
(937) 726-5767
Listed By:
Nicole D Loudenback
(937) 726-5767
Added: Jul 28
Changed: Aug 5
Last Checked: Aug 23 at 7:06PM
MLS# 1047344
Copyright © 2026 Western Regional Information System & Technology, Inc. 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 storefront building in Sidney, Ohio is suited for a small office or retail operation and includes flexible interior configuration. The space can be arranged as one office with two bathrooms, or as two separate offices, each with its own facilities. The east office is currently occupied on a month-to-month basis.
The building is located just a few hundred feet from the Shelby County Courthouse, providing convenient proximity for professional and storefront uses.
With approximately 851 square feet and a compact site, the property is designed for straightforward occupancy by a single user or split into two offices, depending on the tenant’s needs.
The building is located just a few hundred feet from the Shelby County Courthouse, providing convenient proximity for professional and storefront uses.
With approximately 851 square feet and a compact site, the property is designed for straightforward occupancy by a single user or split into two offices, depending on the tenant’s needs.
Key Highlights
- Convenient storefront building just a few hundred feet from the Shelby County Courthouse
- Flexible layout for 1 office space with 2 bathrooms or 2 separate offices, each with its own facilities
- East office space is currently occupied on a month‑to‑month basis
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
$8,149
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
4.40%
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%
$162,980
$163.0K
Cap Rate 7%
$116,414
$116.4K
Cap Rate 9%
$90,544
$90.5K
Market Conditions
NOI Build-Up for 851 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
$13.6K $15.96/SF
− Vacancy
−$2.7K −$3.19/SF
EGI
$10.9K $12.77/SF
− OpEx
−$2.7K −$3.19/SF
NOI
$8.1K $9.58/SF
Area
Shelby County, OH
Vacancy
20.00%
Lease Rate
$15.96 /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%
$162,980
Cap Rate 7%
$116,414
Cap Rate 9%
$90,544
Alternative Uses
Best Use
Office B
$116.4K
$101.9K – $135.8K
NOI $8,149 @ 7.0% cap · market cap 4.40%
Second Best
Retail
$90.2K
$78.9K – $105.2K
NOI $6,313 @ 7.0% cap · market cap 3.41%
Theoretical Best
Specialty Retail
$237.4K
$207.7K – $276.9K
NOI $16,616 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45365, OH
29,277
Population
12,610
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
89%
High-School Grad
155.7 sq mi
ZIP Area
188
Density / Sq Mi
$66,044
Median Household Income
$40,836
Median Earnings
$899
Median Rent
$173,000
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Dekkers Flowers — 223 N Main Ave, Sidney, OH 45365
- Ivy Garland — 103 E Court St, Sidney, OH 45365
Frequently Asked Questions
What type of property is this?
Storefront property - Storefront building near the Shelby County Courthouse offers space for one office with two baths or two separate offices.
Where is this storefront property located?
The property is located at 212 E Court Street Sidney, OH.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: Convenient storefront building just a few hundred feet from the Shelby County Courthouse; Flexible layout for 1 office space with 2 bathrooms or 2 separate offices, each with its own facilities; East office space is currently occupied on a month‑to‑month basis
