Mixed-Use Building in Historic
For Sale
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22 S Main St, Miamisburg, OH
Renovated mixed-use property in Downtown Miamisburg's CBD Historic District.
Property Size4,919 SF
Lot Size0.82 Acres
Price / SF$152.47
Days on Market569
Property Features for 22 S Main St
General Information
Standard status
Active
Size
4,919 SF
Lot size
0.82 Acres
Property subtype
RETAIL
Listing Agency:
Schueler Group Henkle-Schueler, REALTORS
(513) 932-6010
Listed By:
Mark Langdon
(937) 673-1916
Source:
Moodyscre
Added: Feb 21, 2025
Changed: Jul 6
Last Checked: Sep 13 at 4:58AM
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 Schueler Group Henkle-Schueler, REALTORS
Investment Insights
Based on property information with market context.
This newly renovated building features a mix of retail and residential space. The ground floor offers 1,523 square feet of retail space, complemented by a 1,414-square-foot basement. Above, the second and third floors house a 1,982-square-foot loft apartment with modern amenities. Situated in the heart of Downtown Miamisburg’s CBD Historic District, the property benefits from a revitalized, walkable community and its location within a Designated Outdoor Refreshment Area (DORA) district. The apartment is currently rented on a month-to-month basis at $1,850 per month. The property is located three miles west of I-75 off of SR-725, and is a 30-minute drive from Dayton International Airport. The total property size is 4,919 square feet.
Key Highlights
- Located in the heart of Downtown Miamisburg’s CBD Historic District – a revitalized walkable community.
- Includes a 1,982 SF loft apartment on the second and third floor with modern amenities.
- Building is newly renovated.
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
$57,207
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
7.63%
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%
$1,144,140
$1.1M
Cap Rate 7%
$817,243
$817.2K
Cap Rate 9%
$635,633
$635.6K
Market Conditions
NOI Build-Up for 4,919 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
$88.5K $18.00/SF
− Vacancy
−$6.8K −$1.39/SF
EGI
$81.7K $16.61/SF
− OpEx
−$24.5K −$4.98/SF
NOI
$57.2K $11.63/SF
Area
Montgomery County, OH
Vacancy
7.70%
Lease Rate
$18.00 /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%
$1,144,140
Cap Rate 7%
$817,243
Cap Rate 9%
$635,633
Alternative Uses
Best Use
Apartment 5plus
$40.88M
$35.77M – $47.69M
NOI $2,861,602 @ 7.0% cap · market cap 381.55%
Second Best
Retail
$817.2K
$715.1K – $953.5K
NOI $57,207 @ 7.0% cap · market cap 7.63%
Theoretical Best
Multifamily LT 5
$46.52M
$40.71M – $54.28M
NOI $3,256,708 @ 7.0% cap · market cap 434.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
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Business Placement
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Retail space - Renovated mixed-use property in Downtown Miamisburg's CBD Historic District.
Where is this retail space located?
The property is located at 22 S Main St Miamisburg, OH.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Located in the heart of Downtown Miamisburg’s CBD Historic District – a revitalized walkable community.; Includes a **1,982 SF loft apartment on the second and third floor with modern amenities.**; Building is newly renovated.
