Renovated Duplex with Separate
For Sale
$359,900
462 Dayton Street, Cincinnati, OH 45214
Residential Income, Cincinnati, OH
Property Size2,490 SF
Lot Size0.03 Acres
Price / SF$144.54
Days on Market137
Property Features for 462 Dayton Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
On Street
Window features
Vinyl Frames
High school district
Cincinnati City SD
Directions
Follow I-71 S, OH-562 W and I-75 S to Findlay St in Cincinnati. Take exit 2A from I-75 S. Continue on Findlay St. Drive to Dayton St
Subdivision
Hamilton-E01
Standard status
Active
APN
132-0003-0255-00
Size
2,490 SF
Lot size
0.03 Acres
Utilities
Heating system
Heat Pump (Heating), Forced Air
Amenities
in-unit laundry
Building Details
Year built
1876
Number of units
2
Building materials
Brick
Roof type
Shingle
Listing Agency:
Plum Tree Realty
(513) 443-5060
Listed By:
Troy Kutcha · License #2024000279
(513) 378-4663
Added: Apr 8
Changed: Aug 22
Last Checked: Aug 22 at 3:06PM
MLS# 1874609
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 brick duplex contains 2,490 square feet and was renovated in 2023. The property includes two residential units, each with in-unit laundry and separate utilities. The first unit offers 3 bedrooms and 1 bath and is vacant for immediate occupancy. The second has 2 bedrooms and 1 bath and is leased through April 2027. Tenants pay all utilities other than water.
Built in 1876, the property features shingle roofing, heat-pump and forced-air heating, and on-street parking. Its Cincinnati setting is approximately half a mile from FC Cincinnati Stadium and Findlay Market, with the University of Cincinnati about a mile away. Downtown and Over-the-Rhine are also minutes from the property.
Built in 1876, the property features shingle roofing, heat-pump and forced-air heating, and on-street parking. Its Cincinnati setting is approximately half a mile from FC Cincinnati Stadium and Findlay Market, with the University of Cincinnati about a mile away. Downtown and Over-the-Rhine are also minutes from the property.
Key Highlights
- 2,490‑square‑foot duplex renovated in 2023
- Unit 1: 3 bed / 1 bath, vacant and ready for occupancy
- Unit 2: 2 bed / 1 bath, leased through April 2027
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
$20,863
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
5.80%
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%
$417,260
$417.3K
Cap Rate 7%
$298,043
$298.0K
Cap Rate 9%
$231,811
$231.8K
Market Conditions
NOI Build-Up for 2,490 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
$31.7K $12.72/SF
− Vacancy
−$1.9K −$0.75/SF
EGI
$29.8K $11.97/SF
− OpEx
−$8.9K −$3.59/SF
NOI
$20.9K $8.38/SF
Area
Cincinnati, OH
Vacancy
5.90%
Lease Rate
$12.72 /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%
$417,260
Cap Rate 7%
$298,043
Cap Rate 9%
$231,811
Alternative Uses
Best Use
Multifamily LT 5
$298.0K
$260.8K – $347.7K
NOI $20,863 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$264.3K
$231.3K – $308.3K
NOI $18,500 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$495.0K
$433.1K – $577.5K
NOI $34,648 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,629
Businesses Nearby
Explore this area
Business Placement
Demographics for 45214, OH
8,901
Population
5,028
Households
1.8
Avg Household Size
32
Median Age
23%
College-Educated
88%
High-School Grad
2.7 sq mi
ZIP Area
3,297
Density / Sq Mi
$26,348
Median Household Income
$27,243
Median Earnings
$762
Median Rent
$102,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex with two updated units, individual utilities, and laundry in each residence.
Where is this duplex located?
The property is located at 462 Dayton Street Cincinnati, OH.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: 2,490‑square‑foot duplex renovated in 2023; Unit 1: 3 bed / 1 bath, vacant and ready for occupancy; Unit 2: 2 bed / 1 bath, leased through April 2027
