Fairfield Commercial Property with
For Sale
$1,200,000
1195 Hicks Blvd., Fairfield, OH 45014
Commercial Sale, Fairfield, OH
Property Size6,500 SF
Price / SF$184.62
Days on Market95
Property Features for 1195 Hicks Blvd.
General Information
Property type
Residential
Property subtype
Retail
Directions
Dixie Hwy to Hicks Blvd.
Subdivision
Butler-W13
Standard status
Active
Size
6,500 SF
Utilities
Heating system
Central
Building Details
Year built
1980
Flooring type
Tile
Building materials
Wood Siding
Roof type
Metal
Listing Agency:
OwnerLand Realty, Inc.
(513) 805-4040
Listed By:
Thuy Nguyen-Meyer
(513) 479-1324
Added: May 19
Changed: Aug 19
Last Checked: Aug 21 at 4:06PM
MLS# 1879612
Copyright © 2026 MLS of Greater Cincinnati, Inc. 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 property presents an investment opportunity in a high-traffic commercial corridor. It includes two buildings: a front building with approximately 2,500 sq ft of retail or commercial space and a rear 4,000 sq ft warehouse. The warehouse features four loading docks. The property includes 24 parking spaces, two updated bathrooms, and a spacious kitchen area. An established tenant currently operates a marketplace business and is interested in remaining, offering immediate rental income. The property allows flexible usage options, including retail, restaurant, office, warehouse, or mixed commercial use. It is positioned in a rapidly growing area near a newly built Wawa gas station, shopping centers, restaurants, and other businesses, providing visibility and traffic exposure. The property is located in Fairfield, OH.
Key Highlights
- High‑traffic location in a rapidly growing commercial corridor.
- Existing tenant provides immediate rental income.
- 4,000 sq ft warehouse with four loading docks.**
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
$74,026
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
6.17%
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%
$1,480,520
$1.5M
Cap Rate 7%
$1,057,514
$1.1M
Cap Rate 9%
$822,511
$822.5K
Market Conditions
NOI Build-Up for 6,500 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
$133.4K $20.52/SF
− Vacancy
−$34.7K −$5.34/SF
EGI
$98.7K $15.18/SF
− OpEx
−$24.7K −$3.80/SF
NOI
$74.0K $11.39/SF
Area
Butler County, OH
Vacancy
26.00%
Lease Rate
$20.52 /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%
$1,480,520
Cap Rate 7%
$1,057,514
Cap Rate 9%
$822,511
Alternative Uses
Best Use
Office B
$1.06M
$925.3K – $1.23M
NOI $74,026 @ 7.0% cap · market cap 6.17%
Second Best
Specialty Retail
$977.8K
$855.6K – $1.14M
NOI $68,445 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$1.29M
$1.12M – $1.50M
NOI $89,963 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
653
Businesses Nearby
Explore this area
Business Placement
Demographics for 45014, OH
46,169
Population
19,926
Households
2.3
Avg Household Size
40
Median Age
31%
College-Educated
91%
High-School Grad
22.6 sq mi
ZIP Area
2,043
Density / Sq Mi
$69,624
Median Household Income
$44,611
Median Earnings
$1,145
Median Rent
$215,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Retail space - High-traffic location with retail, warehouse, and income potential.
Where is this retail space located?
The property is located at 1195 Hicks Blvd. Fairfield, OH.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: High‑traffic location in a rapidly growing commercial corridor.; Existing tenant provides immediate rental income.; 4,000 sq ft warehouse with four loading docks.**
