Two-Story Flex
For Sale
$1,399,000
3927 Brotherton Road, Cincinnati, OH 45209
Commercial Sale, Cincinnati, OH
Property Size10,000 SF
Lot Size0.21 Acres
Price / SF$139.45
Days on Market39
Property Features for 3927 Brotherton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Right on Rosslyn Dr then right on Brotherton.
Subdivision
Hamilton-E04
Standard status
Active
APN
051-0009-0066-00
Size
10,032 SF
Lot size
0.21 Acres
Utilities
Heating system
Forced Air, Natural Gas
Amenities
Conference Room
Breakroom
Building Details
Year built
1954
Flooring type
Carpet, Wood
Building materials
Block, Brick
Roof type
Membrane
Listing Agency:
Keller Williams Advisors · Keller Williams Realty
(513) 766-9200
Listed By:
Jeffrey Asquith · License #20174005140
(513) 600-0063
Added: Jul 29
Changed: Sep 3
Last Checked: Sep 5 at 4:06AM
MLS# 1888668
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 10,032-square-foot, two-story flex property combines office, warehouse, and support areas within a 1954-built structure. The upper level includes private offices, open office partitions, a reception area, conference room, kitchenette/breakroom, and restrooms. The main level adds private offices, restrooms, a kitchenette/breakroom, and a small warehouse with exterior access. Four entrances serve the main level, and the property includes a 20-space parking lot.
Located in Cincinnati’s Oakley area, the property offers access to I-71 and I-75, with downtown Cincinnati approximately 15 minutes away and CVG approximately 30 minutes away. Block and brick construction, wood and carpet flooring, forced-air natural-gas heating, and a membrane roof complete the existing improvements.
Located in Cincinnati’s Oakley area, the property offers access to I-71 and I-75, with downtown Cincinnati approximately 15 minutes away and CVG approximately 30 minutes away. Block and brick construction, wood and carpet flooring, forced-air natural-gas heating, and a membrane roof complete the existing improvements.
Key Highlights
- 10,032 square feet of two‑story commercial space
- 0.214‑acre parcel in Oakley, Cincinnati
- Upper level includes private offices, open partitions, reception, conference room, kitchenette/breakroom, and restrooms
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
$119,733
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
8.56%
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%
$2,394,660
$2.4M
Cap Rate 7%
$1,710,471
$1.7M
Cap Rate 9%
$1,330,367
$1.3M
Market Conditions
NOI Build-Up for 10,032 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
$207.1K $20.64/SF
− Vacancy
−$47.4K −$4.73/SF
EGI
$159.6K $15.91/SF
− OpEx
−$39.9K −$3.98/SF
NOI
$119.7K $11.94/SF
Area
Cincinnati, OH
Vacancy
22.90%
Lease Rate
$20.64 /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%
$2,394,660
Cap Rate 7%
$1,710,471
Cap Rate 9%
$1,330,367
Alternative Uses
Best Use
Office B
$1.71M
$1.50M – $2.00M
NOI $119,733 @ 7.0% cap · market cap 8.56%
Second Best
Flex RnD
$1.25M
$1.09M – $1.46M
NOI $87,327 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$1.99M
$1.74M – $2.33M
NOI $139,595 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
816
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45209, OH
10,708
Population
6,592
Households
1.6
Avg Household Size
32
Median Age
75%
College-Educated
96%
High-School Grad
2.3 sq mi
ZIP Area
4,656
Density / Sq Mi
$87,841
Median Household Income
$67,356
Median Earnings
$1,291
Median Rent
$386,600
Median Home Value
Market
Vacancy Rate% for Office in Cincinnati, OH
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Configured with private offices, open work areas, warehouse space, and on-site parking.
Where is this flex space located?
The property is located at 3927 Brotherton Road Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 10,032 square feet of two‑story commercial space; 0.214‑acre parcel in Oakley, Cincinnati; Upper level includes private offices, open partitions, reception, conference room, kitchenette/breakroom, and restrooms
