Live-Work and Flex
For Sale
$135,000
100 S Main Street, New Hampshire, OH 45870
Commercial Sale, New Hampshire, OH
Property Size2,800 SF
Lot Size0.11 Acres
Price / SF$48.21
Days on Market135
Property Features for 100 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Business, Commercial, Multiple
Parking features
Garage, Parking Lot
Interior features
Attic
Basement
Unfinished
Subdivision
Village/New Hampshire
Directions
Corner of St. Rt. 33 and St. Rt. 385
Standard status
Active
APN
D1201203500
Size
2,800 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Propane (Heating)
Cooling system
Wall Unit(s), Central Air
Water source
Well
Water front features
Lake
Water front
1
Building Details
Year built
1900
Building materials
Block, Concrete, Vinyl Siding
Additional Structures
Outbuilding
Listing Agency:
Choice Properties Real Estate
(937) 842-2244
Listed By:
Eric Schnipke
(937) 842-2244
Added: Apr 10
Changed: Aug 19
Last Checked: Aug 22 at 2:06PM
MLS# 1044880
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 live-work and flex-style property is a blank slate designed for a range of business uses, with potential for an owner living component pending your finishing plans. The main building includes approximately 2,800 square feet and is described as having a newly shingled roof installed in March 2026 with a 15-year transferable warranty.
The property is located at the intersection of St. Rt. 33 and St. Rt. 385 and is described as having a 7,600 daily traffic count, with Indian Lake approximately 5 miles away. A large 16x34 outbuilding features concrete floors and insulated overhead doors on both ends, laid out for drive-thru/pull-thru access. The sale includes 2 parcels and offers ample off-street parking.
Overall, the combination of a flexible main structure and a drive-through oriented outbuilding supports adaptable day-to-day operations for a variety of concepts, subject to applicable requirements.
The property is located at the intersection of St. Rt. 33 and St. Rt. 385 and is described as having a 7,600 daily traffic count, with Indian Lake approximately 5 miles away. A large 16x34 outbuilding features concrete floors and insulated overhead doors on both ends, laid out for drive-thru/pull-thru access. The sale includes 2 parcels and offers ample off-street parking.
Overall, the combination of a flexible main structure and a drive-through oriented outbuilding supports adaptable day-to-day operations for a variety of concepts, subject to applicable requirements.
Key Highlights
- Multi‑use property at the intersection of St. Rt. 33 & St. Rt. 385 with a 7,600 daily traffic count
- Main building with 2,800 SF; includes attic and propane heating
- New shingled roof installed March 2026 with a 15‑year transferrable warranty
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
$11,506
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
8.52%
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%
$230,120
$230.1K
Cap Rate 7%
$164,371
$164.4K
Cap Rate 9%
$127,844
$127.8K
Market Conditions
NOI Build-Up for 2,800 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
$17.9K $6.41/SF
− Vacancy
−$1.5K −$0.54/SF
EGI
$16.4K $5.87/SF
− OpEx
−$4.9K −$1.76/SF
NOI
$11.5K $4.11/SF
Area
Auglaize County, OH
Vacancy
8.42%
Lease Rate
$6.41 /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%
$230,120
Cap Rate 7%
$164,371
Cap Rate 9%
$127,844
Alternative Uses
Best Use
Office B
$490.4K
$429.1K – $572.1K
NOI $34,327 @ 7.0% cap · market cap 25.43%
Second Best
Flex RnD
$344.4K
$301.4K – $401.9K
NOI $24,111 @ 7.0% cap · market cap 17.86%
Theoretical Best
Office A
$564.0K
$493.5K – $658.0K
NOI $39,479 @ 7.0% cap · market cap 29.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Explore this area
Business Placement
Demographics for 45870, OH
116
Population
136
Households
0.9
Avg Household Size
44
Median Age
93%
High-School Grad
0.3 sq mi
ZIP Area
387
Density / Sq Mi
$154,643
Median Household Income
$76,524
Median Earnings
$115,500
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Blank-slate multi-use building with an outbuilding featuring concrete floors and insulated drive-thru/pull-thru doors.
Where is this live-work space located?
The property is located at 100 S Main Street New Hampshire, OH.
What is the asking price?
The asking price for this property is $135,000.
What are key features of this property?
This property features: Multi‑use property at the intersection of St. Rt. 33 & St. Rt. 385 with a 7,600 daily traffic count; Main building with 2,800 SF; includes attic and propane heating; New shingled roof installed March 2026 with a 15‑year transferrable warranty
