Historic Mixed-Use Glendale
For Sale
Contact for pricing
11 Village Square, Cincinnati, OH 45246
Mixed-use investment opportunity in Glendale, Ohio's historic landmark district.
Property Size14,895 SF
Price / SF$100.37
Days on Market191
Property Features for 11 Village Square
General Information
Standard status
Active
Size
14,895 SF
Property subtype
Mixed Use, Multifamily
Zoning
404 - RETAIL/APARTMENT OVER
Building Details
Year Built
1900
Year Renovated
2022
Stories
2
Listing Agency:
Ownerland Realty
(937) 554-9930
Listed By:
Priyanshu Adathakkar · License #OH 2013002753
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Aug 20 at 12:00AM
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 Ownerland Realty
Investment Insights
Based on property information with market context.
This mixed-use commercial package features two adjacent brick buildings located on Village Square in Glendale, Ohio, a designated National Historic Landmark and one of Ohio's earliest planned communities. The properties offer a significant investment opportunity in the vibrant heart of this historic village.
Key Highlights
- National Historic Landmark Portfolio: Own a piece of Glendale's history.
- Prime Location: Situated directly on Village Square, the heart of the community.
- Mixed‑Use Commercial Package: Offers diverse income potential.
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
$110,668
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
7.40%
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%
$2,213,360
$2.2M
Cap Rate 7%
$1,580,971
$1.6M
Cap Rate 9%
$1,229,644
$1.2M
Market Conditions
NOI Build-Up for 14,895 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
$212.7K $14.28/SF
− Vacancy
−$11.5K −$0.77/SF
EGI
$201.2K $13.51/SF
− OpEx
−$90.5K −$6.08/SF
NOI
$110.7K $7.43/SF
Area
Cincinnati, OH
Vacancy
5.40%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
45.00%
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%
$2,213,360
Cap Rate 7%
$1,580,971
Cap Rate 9%
$1,229,644
Alternative Uses
Best Use
Mixed Use
$2.59M
$2.26M – $3.02M
NOI $180,974 @ 7.0% cap · market cap 12.11%
Second Best
Apartment 5plus
$1.58M
$1.38M – $1.84M
NOI $110,668 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$2.96M
$2.59M – $3.45M
NOI $207,264 @ 7.0% cap · market cap 13.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
Explore this area
Business Placement
Demographics for 45246, OH
15,249
Population
6,289
Households
2.4
Avg Household Size
39
Median Age
32%
College-Educated
87%
High-School Grad
9.4 sq mi
ZIP Area
1,622
Density / Sq Mi
$70,150
Median Household Income
$39,764
Median Earnings
$1,231
Median Rent
$189,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use investment opportunity in Glendale, Ohio's historic landmark district.
Where is this mixed-use property located?
The property is located at 11 Village Square Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: National Historic Landmark Portfolio: Own a piece of Glendale's history.; Prime Location: Situated directly on Village Square, the heart of the community.; Mixed‑Use Commercial Package: Offers diverse income potential.
