Manufacturing Property with Loading
For Sale
$499,950
10725 Struthers Road, New Middletown, OH 44442
CommercialSale, New Middletown, OH
Property Size6,620 SF
Lot Size1.13 Acres
Price / SF$75.52
Days on Market183
Property Features for 10725 Struthers Road
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking features
Garage
Subdivision
Ejjy 1
Elementary school district
Springfield LSD Mahoning- 5010
Middle school district
Springfield LSD Mahoning- 5010
High school district
Springfield LSD Mahoning- 5010
Directions
Middletown Rd to Struthers Rd
Standard status
Active
APN
01-067-0-003.02-0
Lot size
1.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 1 265 X 170.62 IRR EJJY PLAT 1
Tax Annual Amount
3752
Legal Description
LOT 1 265 X 170.62 IRR EJJY PLAT 1
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Roof type
Asphalt, Fiberglass
Listing Agency:
Kelly Warren and Associates RE Solutions
(330) 717-2689
Listed By:
Theresa Robin · License #2023000415
(330) 774-5684
Added: Feb 20
Changed: Aug 20
Last Checked: Aug 22 at 1:06PM
MLS# 5188129
Copyright © 2026 MLS Now. 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 property combines a remodeled residence with a substantial manufacturing building on 1.13 acres at 10725 Struthers Road in New Middletown, Ohio. The residence was previously used as an office and received updated doors, windows, and siding in 2005, followed by boiler and central A/C installation in 2006. The home also includes a basement, natural gas and baseboard heating, central air, and a garage.
The 6,620-square-foot manufacturing building was constructed in 2005 and expanded through additions completed between 2006-2008 and in 2014. A loading dock supports shipping and receiving functions, while public water and public sewer serve the property. Asphalt and fiberglass roofing are reported, and the property is located in Mahoning County within the 44442 postal area.
The 6,620-square-foot manufacturing building was constructed in 2005 and expanded through additions completed between 2006-2008 and in 2014. A loading dock supports shipping and receiving functions, while public water and public sewer serve the property. Asphalt and fiberglass roofing are reported, and the property is located in Mahoning County within the 44442 postal area.
Key Highlights
- 6,620 sq ft manufacturing building
- 1.13‑acre property at 10725 Struthers Road
- Loading dock supports shipping and receiving
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 - Includes a remodeled residence and a separate workshop suitable for business or hobby use.
Where is this manufacturing property located?
The property is located at 10725 Struthers Road 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: 6,620 sq ft manufacturing building; 1.13‑acre property at 10725 Struthers Road; Loading dock supports shipping and receiving
