Live-Work Industrial
For Sale
$499,950
10725 Struthers Rd, New Middletown, OH 44442
Remodeled residence and a 6,620 sq ft manufacturing building with a loading dock on a 1.13-acre lot.
Property Size6,620 SF
Lot Size1.13 Acres
Price / SF$75.52
Days on Market200
Property Features for 10725 Struthers Rd
General Information
Standard status
Active
Size
6,620 SF
Lot size
1.13 Acres
Additional Details
Dock-High Doors
1
Taxes and HOA fees
Annual Taxes
$3,752
Building Details
Year Built
2005
Year Renovated
2005
Listing Agency:
Kelly Warren and Associates RE Solutions
(330) 717-2689
Listed By:
Theresa Robin · License #2023000415
(330) 774-5684
Source:
Exprealty
Added: Feb 20
Changed: Sep 7
Last Checked: Sep 7 at 2:06PM
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 Kelly Warren and Associates RE Solutions
Investment Insights
Based on property information with market context.
This live-work property combines a residential component with an attached manufacturing/workshop building on a 1.13-acre lot. The residence was remodeled in 2005 with new doors, windows, and siding, and it includes a boiler and central A/C system installed in 2006. The manufacturing building totals approximately 6,620 square feet and was originally constructed in 2005, with expansions and additions completed between 2006 and 2008, and again in 2014.
The workshop is equipped with a loading dock, supporting uses that require shipping and receiving or larger work areas. A 1-year home warranty is included with the property.
Overall, the improvements provide an integrated setup for an owner-operator looking for on-site space that supports both day-to-day work and residential living.
The workshop is equipped with a loading dock, supporting uses that require shipping and receiving or larger work areas. A 1-year home warranty is included with the property.
Overall, the improvements provide an integrated setup for an owner-operator looking for on-site space that supports both day-to-day work and residential living.
Key Highlights
- 1.13‑acre property with a remodeled residence and a 6,620 sq ft manufacturing/workshop building
- Home remodeled in 2005 with new doors, windows, and siding; boiler and central A/C installed in 2006
- Large manufacturing building originally built in 2005 with additions completed between 2006–2008 and in 2014
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
$27,203
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
5.44%
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%
$544,060
$544.1K
Cap Rate 7%
$388,614
$388.6K
Cap Rate 9%
$302,256
$302.3K
Market Conditions
NOI Build-Up for 6,620 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
$42.4K $6.41/SF
− Vacancy
−$3.6K −$0.54/SF
EGI
$38.9K $5.87/SF
− OpEx
−$11.7K −$1.76/SF
NOI
$27.2K $4.11/SF
Area
Mahoning 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%
$544,060
Cap Rate 7%
$388,614
Cap Rate 9%
$302,256
Alternative Uses
Best Use
Office B
$905.6K
$792.4K – $1.06M
NOI $63,393 @ 7.0% cap · market cap 12.68%
Second Best
Mixed Use
$709.3K
$620.6K – $827.5K
NOI $49,650 @ 7.0% cap · market cap 9.93%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,448 @ 7.0% cap · market cap 17.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 44442, OH
4,095
Population
1,704
Households
2.4
Avg Household Size
49
Median Age
30%
College-Educated
95%
High-School Grad
9.0 sq mi
ZIP Area
455
Density / Sq Mi
$54,432
Median Household Income
$35,167
Median Earnings
$742
Median Rent
$172,700
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?
Manufacturing property - Remodeled residence and a 6,620 sq ft manufacturing building with a loading dock on a 1.13-acre lot.
Where is this manufacturing property located?
The property is located at 10725 Struthers Rd New Middletown, OH.
What is the asking price?
The asking price for this property is $499,950.
What are key features of this property?
This property features: 1.13‑acre property with a remodeled residence and a 6,620 sq ft manufacturing/workshop building; Home remodeled in 2005 with new doors, windows, and siding; boiler and central A/C installed in 2006; Large manufacturing building originally built in 2005 with additions completed between 2006–2008 and in 2014
