Commercial Recreation Land with Bait
For Sale
$525,000
Pending
2155 Slade Road, Batavia, OH 45103
COMMERCIAL - Batavia Twp, OH
Property Size1,517 SF
Lot Size6.74 Acres
Days on Market314
Property Features for 2155 Slade Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
275 to 125E, L on St Rt 222, R on Slade Rd, property on the left.
Subdivision
Clermont-C01
Standard status
Pending
APN
03-20-19J-046
Size
1,517 SF
Lot size
6.74 Acres
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1994
Flooring type
Concrete
Building materials
Wood Siding
Roof type
Shingle
Listing Agency:
Plum Tree Realty
(513) 443-5060
Listed By:
Garry Boshears
(513) 378-4663
Added: Oct 12, 2025
Changed: Aug 4
Last Checked: Aug 21 at 9:06PM
MLS# 1858281
Copyright © 2026 MLS of Greater Cincinnati, 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 6.74-acre recreation property includes a 1,517-square-foot bait shop and a stocked pay lake suited to fishing tournaments or casual use. The building also contains upstairs living quarters with a bedroom and full bath, supporting an owner-operator setup. Wood siding, concrete flooring, electric heat, and a shingle roof are among the existing improvements; the building was constructed in 1994.
The property is near East Fork State Park and the Amelia boat dock. Additional land is identified for hunting, while the commercial zoning accommodates the current outdoor business use and provides a basis for considering events or added amenities.
The property is near East Fork State Park and the Amelia boat dock. Additional land is identified for hunting, while the commercial zoning accommodates the current outdoor business use and provides a basis for considering events or added amenities.
Key Highlights
- 6.74 acres with a stocked pay lake
- 1,517‑square‑foot bait shop included
- Upstairs living quarters with bedroom and full bath
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
$14,734
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
2.81%
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%
$294,680
$294.7K
Cap Rate 7%
$210,486
$210.5K
Cap Rate 9%
$163,711
$163.7K
Market Conditions
NOI Build-Up for 1,517 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
$22.8K $15.00/SF
− Vacancy
−$1.7K −$1.13/SF
EGI
$21.0K $13.88/SF
− OpEx
−$6.3K −$4.16/SF
NOI
$14.7K $9.71/SF
Area
Clermont County, OH
Vacancy
7.50%
Lease Rate
$15.00 /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%
$294,680
Cap Rate 7%
$210,486
Cap Rate 9%
$163,711
Alternative Uses
Best Use
Retail
$210.5K
$184.2K – $245.6K
NOI $14,734 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$272.0K
$238.0K – $317.3K
NOI $19,038 @ 7.0% cap · market cap 3.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 45103, OH
35,237
Population
14,928
Households
2.4
Avg Household Size
39
Median Age
27%
College-Educated
90%
High-School Grad
85.3 sq mi
ZIP Area
413
Density / Sq Mi
$81,837
Median Household Income
$45,027
Median Earnings
$1,050
Median Rent
$242,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest 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?
Recreation land - Commercial zoning supports a stocked pay lake, bait shop, and upstairs living quarters for an owner-operator.
Where is this recreation land located?
The property is located at 2155 Slade Road Batavia, OH.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 6.74 acres with a stocked pay lake; 1,517‑square‑foot bait shop included; Upstairs living quarters with bedroom and full bath
