Five-Story Mixed-Use Commercial
For Sale
Contact for pricing
1010 Race Street, Cincinnati, OH 45202
Renovated building with first-floor retail and flexible work-live/office space above, offering multiple kitchens and bath setups.
Property Size10,000 SF
Price / SF$165
Days on Market249
Property Features for 1010 Race Street
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Land
Building Details
Year Built
1880
Stories
5
Listing Agency:
Keller Williams Seven Hills Re
Listed By:
Leticia Martinez
Source:
Crexi
Added: Dec 29, 2025
Changed: Aug 13
Last Checked: Sep 4 at 6:27AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Seven Hills Re
Investment Insights
Based on property information with market context.
This renovated five-story commercial building is designed for flexible occupancy, with retail on the first floor and office and/or work-live loft space on the upper levels. The building is approximately 10,000 square feet in total, with roughly 2,000 square feet per floor, and each level includes its own kitchen. Restrooms are distributed by floor: floors 1, 2, and 4 feature two half baths, while floors 3 and 5 offer one full and one-half bath. Floors 1 through 3 are currently vacant, giving an owner the option to reposition, lease, or occupy as individual levels.
The property is positioned in downtown Cincinnati, described in the offering as right at the edge of OTR. The immediate setting is characterized by surrounding dining, entertainment, and urban amenities, supporting tenant interest from retail users on the ground level through office or creative users above. For occupancy planning, the building supports both multi-floor control and level-by-level availability.
For investors and owner-occupants, the flexible zoning and mixed retail/office configuration can accommodate a range of work-from-home businesses, creative studios, or open-concept office setups. With multiple independently planned levels and kitchens, it may also suit operators looking for dedicated in-unit functionality by floor. Floors 1–3 are available for lease at $2,400 per month per floor, providing a starting point for phased leasing.
The property is positioned in downtown Cincinnati, described in the offering as right at the edge of OTR. The immediate setting is characterized by surrounding dining, entertainment, and urban amenities, supporting tenant interest from retail users on the ground level through office or creative users above. For occupancy planning, the building supports both multi-floor control and level-by-level availability.
For investors and owner-occupants, the flexible zoning and mixed retail/office configuration can accommodate a range of work-from-home businesses, creative studios, or open-concept office setups. With multiple independently planned levels and kitchens, it may also suit operators looking for dedicated in-unit functionality by floor. Floors 1–3 are available for lease at $2,400 per month per floor, providing a starting point for phased leasing.
Key Highlights
- Renovated 5‑story commercial building in Downtown Cincinnati near OTR, zoned for flexible use.
- About 10,000 sq ft total (~2,000 sq ft per floor), with first‑floor retail and office/work‑live loft options above.
- Each floor includes its own kitchen; floors 1, 2, and 4 have two half baths each.
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
$121,500
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
7.36%
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%
$2,430,000
$2.4M
Cap Rate 7%
$1,735,714
$1.7M
Cap Rate 9%
$1,350,000
$1.4M
Market Conditions
NOI Build-Up for 10,000 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
$216.0K $21.60/SF
− Vacancy
−$21.6K −$2.16/SF
EGI
$194.4K $19.44/SF
− OpEx
−$72.9K −$7.29/SF
NOI
$121.5K $12.15/SF
Area
Cincinnati, OH
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,430,000
Cap Rate 7%
$1,735,714
Cap Rate 9%
$1,350,000
Alternative Uses
Best Use
Mixed Use
$1.74M
$1.52M – $2.03M
NOI $121,500 @ 7.0% cap · market cap 7.36%
Second Best
Office B
$1.71M
$1.49M – $1.99M
NOI $119,351 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,150 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,220
Businesses Nearby
Explore this area
Business Placement
Demographics for 45202, OH
16,883
Population
11,432
Households
1.5
Avg Household Size
34
Median Age
63%
College-Educated
91%
High-School Grad
2.7 sq mi
ZIP Area
6,253
Density / Sq Mi
$87,930
Median Household Income
$63,901
Median Earnings
$1,524
Median Rent
$444,000
Median Home Value
Market
Vacancy Rate% for Office in Cincinnati, OH
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Renovated building with first-floor retail and flexible work-live/office space above, offering multiple kitchens and bath setups.
Where is this live-work space located?
The property is located at 1010 Race Street Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Renovated 5‑story commercial building in Downtown Cincinnati near OTR, zoned for flexible use.; About 10,000 sq ft total (~2,000 sq ft per floor), with first‑floor retail and office/work‑live loft options above.; Each floor includes its own kitchen; floors 1, 2, and 4 have two half baths each.
