Office Suite with Three Private
For Sale
Contact for pricing
10850 Pearl Road, Strongsville, OH 44136
A 714 SF office suite with three private offices, reception, and restroom, supported by available signage and on-site parking.
Property Size714 SF
Price / SF$210.08
Days on Market103
Property Features for 10850 Pearl Road
General Information
Standard status
Active
Size
714 SF
Total Parking Spaces
5
Property subtype
Retail, Office
Investment Type
Owner/User
Site & Location
Traffic Count
22,000 vehicles/day
Highway Access
Yes
Building Details
Units
5
Listing Agency:
Gerspacher Real Estate Group
Listed By:
Dillon Swank · License #2025004479
(330) 722-5002
Source:
Crexi
Added: May 29
Changed: Sep 2
Last Checked: Sep 7 at 3:41AM
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 Gerspacher Real Estate Group
Investment Insights
Based on property information with market context.
Suite D7 is a 714 SF office suite designed for small professional users. The layout includes three private offices, a reception area, and a restroom, creating dedicated space for client-facing work and internal operations.
The property at 10850 Pearl Road offers signage opportunities and approximately 5 on-site parking spaces. The area is supported by traffic counts of approximately 22,000 vehicles per day, with convenient access just minutes from I-71 and the Ohio Turnpike (I-80), supporting strong regional connectivity.
Utilities are handled directly by the tenant, with gas and electric paid separately. This suite is a practical fit for firms looking for a compact, office-focused environment with multiple rooms for teams and meetings, while benefiting from visibility and straightforward highway access for clients and staff.
The property at 10850 Pearl Road offers signage opportunities and approximately 5 on-site parking spaces. The area is supported by traffic counts of approximately 22,000 vehicles per day, with convenient access just minutes from I-71 and the Ohio Turnpike (I-80), supporting strong regional connectivity.
Utilities are handled directly by the tenant, with gas and electric paid separately. This suite is a practical fit for firms looking for a compact, office-focused environment with multiple rooms for teams and meetings, while benefiting from visibility and straightforward highway access for clients and staff.
Key Highlights
- 714 SF office suite for sale at $150,000 or lease at $950/month plus $164/month in CAM charges
- Includes 3 private offices, reception area, and restroom—suited for small professional users
- Tenant pays gas and electric utilities directly
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
$7,666
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
5.11%
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%
$153,320
$153.3K
Cap Rate 7%
$109,514
$109.5K
Cap Rate 9%
$85,178
$85.2K
Market Conditions
NOI Build-Up for 714 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
$13.5K $18.96/SF
− Vacancy
−$3.3K −$4.65/SF
EGI
$10.2K $14.31/SF
− OpEx
−$2.6K −$3.58/SF
NOI
$7.7K $10.74/SF
Area
Cuyahoga County, OH
Vacancy
24.50%
Lease Rate
$18.96 /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%
$153,320
Cap Rate 7%
$109,514
Cap Rate 9%
$85,178
Alternative Uses
Best Use
Office B
$109.5K
$95.8K – $127.8K
NOI $7,666 @ 7.0% cap · market cap 5.11%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$572.1K
$500.6K – $667.4K
NOI $40,046 @ 7.0% cap · market cap 26.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
897
Businesses Nearby
Explore this area
Business Placement
Demographics for 44136, OH
25,890
Population
11,019
Households
2.3
Avg Household Size
45
Median Age
46%
College-Educated
94%
High-School Grad
13.5 sq mi
ZIP Area
1,918
Density / Sq Mi
$93,713
Median Household Income
$55,616
Median Earnings
$1,264
Median Rent
$271,300
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 units - A 714 SF office suite with three private offices, reception, and restroom, supported by available signage and on-site parking.
Where is this office units located?
The property is located at 10850 Pearl Road Strongsville, OH.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 714 SF office suite for sale at $150,000 or lease at $950/month plus $164/month in CAM charges; Includes 3 private offices, reception area, and restroom—suited for small professional users; Tenant pays gas and electric utilities directly
