Two-Level Office
For Sale
$600,000
10595 State Route 550, Vincent, OH 45784
Two 2,800-sf office levels offer multiple offices, conference rooms, and restrooms with on-site parking and HVAC.
Property Size5,600 SF
Price / SF$107.14
Days on Market243
Property Features for 10595 State Route 550
General Information
Standard status
Active
Size
5,600 SF
Total Parking Spaces
17
Taxes and HOA fees
Annual Taxes
$3,898
Building Details
Stories
2
Listing Agency:
EXP Realty, LLC.
(304) 210-1462
Listed By:
Julie L Richardson · License #2009001943
(304) 210-1462
Source:
Exprealty
Added: Dec 21, 2025
Changed: Aug 20
Last Checked: Aug 20 at 10:27AM
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 EXP Realty, LLC.
Investment Insights
Based on property information with market context.
This occupied office building offers approximately 2,800 finished SF on the main level and approximately 2,800 finished SF on the lower level. The main level includes six offices, two bathrooms, two conference rooms, and a front desk and waiting area. The lower level provides two offices, two bathrooms, and three conference rooms. Mechanical features include forced air gas heat, central air, city water, and public sewer. The property has 17 parking spaces, supporting day-to-day office access.
The building’s address is 10595 State Route 550 in Vincent, OH. Because the building is occupied and interior photos are not available for confidentiality reasons, showings must be scheduled in coordination with the owner and/or the listing agent, who will be present during tours.
For buyers or operators, the layout supports professional office use with dedicated meeting space on both levels and multiple restrooms for staff and visitors. The property currently has a lease in place, and buyers must be preapproved per the owner before being considered for discussions. The owner will discuss lease terms as part of the sale process, with preapproved buyers prioritized for follow-up.
The building’s address is 10595 State Route 550 in Vincent, OH. Because the building is occupied and interior photos are not available for confidentiality reasons, showings must be scheduled in coordination with the owner and/or the listing agent, who will be present during tours.
For buyers or operators, the layout supports professional office use with dedicated meeting space on both levels and multiple restrooms for staff and visitors. The property currently has a lease in place, and buyers must be preapproved per the owner before being considered for discussions. The owner will discuss lease terms as part of the sale process, with preapproved buyers prioritized for follow-up.
Key Highlights
- Two 2,800 finished‑SF office levels (main and lower), for about 5,600 SF total finished office space
- Main level layout includes six offices, two bathrooms, front desk/waiting area, and two conference rooms
- Lower level includes two offices, two bathrooms, and three conference rooms
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
$53,626
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
8.94%
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%
$1,072,520
$1.1M
Cap Rate 7%
$766,086
$766.1K
Cap Rate 9%
$595,844
$595.8K
Market Conditions
NOI Build-Up for 5,600 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
$89.4K $15.96/SF
− Vacancy
−$17.9K −$3.19/SF
EGI
$71.5K $12.77/SF
− OpEx
−$17.9K −$3.19/SF
NOI
$53.6K $9.58/SF
Area
Washington County, OH
Vacancy
20.00%
Lease Rate
$15.96 /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%
$1,072,520
Cap Rate 7%
$766,086
Cap Rate 9%
$595,844
Alternative Uses
Best Use
Office B
$766.1K
$670.3K – $893.8K
NOI $53,626 @ 7.0% cap · market cap 8.94%
Second Best
—
—
no second resolved use
Theoretical Best
Mixed Use
$1.30M
$1.14M – $1.52M
NOI $91,117 @ 7.0% cap · market cap 15.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 45784, OH
3,313
Population
1,384
Households
2.4
Avg Household Size
43
Median Age
13%
College-Educated
96%
High-School Grad
37.7 sq mi
ZIP Area
88
Density / Sq Mi
$80,096
Median Household Income
$35,278
Median Earnings
$824
Median Rent
$207,700
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?
Office building - Two 2,800-sf office levels offer multiple offices, conference rooms, and restrooms with on-site parking and HVAC.
Where is this office building located?
The property is located at 10595 State Route 550 Vincent, OH.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Two 2,800 finished‑SF office levels (main and lower), for about 5,600 SF total finished office space; Main level layout includes six offices, two bathrooms, front desk/waiting area, and two conference rooms; Lower level includes two offices, two bathrooms, and three conference rooms
