Listing Agency: OwnerLand Realty, Inc. R**@Robcalabro.com Show Phone

Listed By: Jeffrey Barnhart · License #2014003007 Show Phone

Source: Exprealty

Added: Feb 17 Changed: Aug 23 Last Checked: Aug 21 at 5:17PM

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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

$128,585

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

8.60%

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%

$2,571,700 $2.6M

Cap Rate 7%

$1,836,929 $1.8M

Cap Rate 9%

$1,428,722 $1.4M

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

$248.4K $16.68/SF

− Vacancy

−$14.7K −$0.98/SF

EGI

$233.8K $15.70/SF

− OpEx

−$105.2K −$7.06/SF

NOI

$128.6K $8.63/SF

Area

Hamilton County, OH

Vacancy

5.90%

Lease Rate

$16.68 /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%

$2,571,700

Cap Rate 7%

$1,836,929

Cap Rate 9%

$1,428,722

Alternative Uses

Best Use

Mixed Use

$2.47M

$2.16M – $2.89M (±1% cap)

NOI $173,199 @ 7.0% cap · market cap 11.59%

Second Best

Apartment 5plus

$1.84M

$1.61M – $2.14M (±1% cap)

NOI $128,585 @ 7.0% cap · market cap 8.60%

Theoretical Best

Office A

$2.67M

$2.34M – $3.12M (±1% cap)

NOI $186,926 @ 7.0% cap · market cap 12.50%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mixed-use properties

Location Intelligence

Trade Area within ½ mile

237

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

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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 Sq Glendale, 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.