Updated Service Retail
For Sale
$55,000
110 W Main Street, Beaverdam, OH 45808
Commercial Sale, Beaverdam, OH
Property Size540 SF
Price / SF$101.85
Days on Market93
Property Features for 110 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
On Street
Directions
Main St. of Beaverdam
Standard status
Active
APN
28-2911-04-004.000
Size
540 SF
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
large front windows providing strong natural light and street visibility
open main service area
private restroom
additional sink/cabinet area
clean drop ceiling with overhead lighting
Building Details
Year built
1920
Flooring type
Vinyl
Building materials
Vinyl Siding
Listing Agency:
CCR Realtors · Real Living
(419) 222-0555
Listed By:
Dawn Iiames
(567) 204-2996
Added: Jun 17
Changed: Sep 13
Last Checked: Sep 17 at 12:06AM
MLS# 310583
Copyright © 2026 West Central Association of Realtors. 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 540-square-foot storefront at 110 W. Main Street provides an adaptable commercial setting for service-oriented retail or personal-care operations. The space includes an open main area, private restroom, additional sink and cabinet area, vinyl flooring, updated finishes, fresh paint, modern cabinetry, and a suspended ceiling with overhead lighting. Central air conditioning and natural-gas forced-air heat support year-round use. The property previously operated as a hair salon.
Large front windows bring in natural light and provide visibility from Main Street. On-street parking serves the property, while public water and public sewer are available. Commercial zoning supports the property's retail and service-oriented configuration.
Large front windows bring in natural light and provide visibility from Main Street. On-street parking serves the property, while public water and public sewer are available. Commercial zoning supports the property's retail and service-oriented configuration.
Key Highlights
- 540 square feet of commercial storefront space
- Commercial zoning with an open, flexible interior layout
- Large front windows provide natural light and street visibility
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
$2,143
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
3.90%
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%
$42,860
$42.9K
Cap Rate 7%
$30,614
$30.6K
Cap Rate 9%
$23,811
$23.8K
Market Conditions
NOI Build-Up for 540 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
$3.2K $5.88/SF
− Vacancy
−$114 −$0.21/SF
EGI
$3.1K $5.67/SF
− OpEx
−$918 −$1.70/SF
NOI
$2.1K $3.97/SF
Area
Allen County, OH
Vacancy
3.58%
Lease Rate
$5.88 /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%
$42,860
Cap Rate 7%
$30,614
Cap Rate 9%
$23,811
Alternative Uses
Best Use
Retail
$30.6K
$26.8K – $35.7K
NOI $2,143 @ 7.0% cap · market cap 3.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$130.1K
$113.8K – $151.8K
NOI $9,105 @ 7.0% cap · market cap 16.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45808, OH
282
Population
188
Households
1.5
Avg Household Size
35
Median Age
6%
College-Educated
81%
High-School Grad
0.6 sq mi
ZIP Area
470
Density / Sq Mi
$75,833
Median Household Income
$36,146
Median Earnings
$973
Median Rent
$100,200
Median Home Value
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Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned space with flexible layout, natural light, and dedicated restroom.
Where is this storefront property located?
The property is located at 110 W Main Street Beaverdam, OH.
What is the asking price?
The asking price for this property is $55,000.
What are key features of this property?
This property features: 540 square feet of commercial storefront space; Commercial zoning with an open, flexible interior layout; Large front windows provide natural light and street visibility
