Sidney Warehouse with Office
For Sale
Contact for pricing
2655 Campbell Rd, Sidney, OH
13,500 SF warehouse with 5,000 SF office space.
Property Size13,500 SF
Lot Size3.14 Acres
Price / SF$48.15
Days on Market1280
Property Features for 2655 Campbell Rd
General Information
Standard status
Active
Size
13,500 SF
Lot size
3.14 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Colliers | Cincinnati
(513) 721-4200
Listed By:
Norm Khoury, SIOR, CCIM
(513) 518-2529
Source:
Moodyscre
Added: Mar 21, 2023
Changed: Sep 11
Last Checked: Sep 19 at 9:57AM
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 Colliers | Cincinnati
Investment Insights
Based on property information with market context.
This 13,500 square foot property includes approximately 5,000 square feet of office space and 8,500 square feet of warehouse space. Constructed in 1984, the building features metal construction and a 20-foot clear height. It is equipped with a wet sprinkler system and 100-amp 240V electrical service. Loading and access are facilitated by one dock door and one overhead door. The annual taxes are $4,954.78. The property is located on Campbell Rd in Sidney, OH.
Key Highlights
- Large total space: 13,500 +/- SF (5,000 +/- SF Office, 8,500 +/- SF Warehouse)
- 20' Clear Height
- Wet Sprinkler System
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
$55,474
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
8.53%
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%
$1,109,480
$1.1M
Cap Rate 7%
$792,486
$792.5K
Cap Rate 9%
$616,378
$616.4K
Market Conditions
NOI Build-Up for 13,500 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
$86.5K $6.41/SF
− Vacancy
−$7.3K −$0.54/SF
EGI
$79.2K $5.87/SF
− OpEx
−$23.8K −$1.76/SF
NOI
$55.5K $4.11/SF
Area
Shelby County, OH
Vacancy
8.42%
Lease Rate
$6.41 /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%
$1,109,480
Cap Rate 7%
$792,486
Cap Rate 9%
$616,378
Alternative Uses
Best Use
Warehouse
$962.3K
$842.0K – $1.12M
NOI $67,361 @ 7.0% cap · market cap 10.36%
Second Best
Industrial
$792.5K
$693.4K – $924.6K
NOI $55,474 @ 7.0% cap · market cap 8.53%
Theoretical Best
Specialty Retail
$3.77M
$3.29M – $4.39M
NOI $263,588 @ 7.0% cap · market cap 40.55%
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
128
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Warehouse - 13,500 SF warehouse with 5,000 SF office space.
Where is this warehouse located?
The property is located at 2655 Campbell Rd Sidney, OH.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Large total space: 13,500 +/- SF (5,000 +/- SF Office, 8,500 +/- SF Warehouse); 20' Clear Height; Wet Sprinkler System
