Brick Duplex with
For Sale
$262,000
Pending
1233-1235 Heritage Drive, Troy, OH 45373
Multi-Family, Troy, OH
Property Size2,058 SF
Lot Size0.20 Acres
Days on Market87
Property Features for 1233-1235 Heritage Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multiple
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 4
Elementary school district
5509 Troy CSD
Middle school district
5509 Troy CSD
High school district
5509 Troy CSD
Directions
Rt on Stonyridge Ave, Lt on Heritage
Subdivision
701 Troy
Standard status
Pending
APN
D08057935
Size
2,058 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Utilities
Sewer type
Public Sewer
Heating system
Baseboard
Building Details
Year built
1976
Number of units
2
Building materials
Brick
Listing Agency:
Coldwell Banker Heritage Realtors
(937) 665-1800
Listed By:
Lindsey Chaney
(937) 524-7921
Added: Jul 1
Changed: Sep 12
Last Checked: Sep 25 at 6:06AM
MLS# 1046788
Copyright © 2026 Western Regional Information System & Technology, 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 brick duplex contains two separate residences totaling 2,058 square feet. One unit has three bedrooms, while the other has two; both include one bathroom, a living room, an eat-in kitchen, and storage. Attached one-car garage parking serves the property. Built in 1976, the building uses baseboard heating and public sewer service, with a 0.2-acre lot supporting the improvements.
The property is located at 1233-1235 Heritage Drive in Troy, Ohio, within ZIP code 45373 and Miami County. Its two-unit arrangement supports an owner-occupant setup or continued rental use, as described in the listing information. Shopping, dining, schools, parks, and major commuter routes are identified as accessible from the property.
The property is located at 1233-1235 Heritage Drive in Troy, Ohio, within ZIP code 45373 and Miami County. Its two-unit arrangement supports an owner-occupant setup or continued rental use, as described in the listing information. Shopping, dining, schools, parks, and major commuter routes are identified as accessible from the property.
Key Highlights
- Two‑unit duplex with 2,058 square feet of combined living area
- Bedroom mix includes one 3‑bedroom unit and one 2‑bedroom unit
- Each residence has 1 bathroom, living room, eat‑in kitchen, and storage
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
$18,654
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
7.12%
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%
$373,080
$373.1K
Cap Rate 7%
$266,486
$266.5K
Cap Rate 9%
$207,267
$207.3K
Market Conditions
NOI Build-Up for 2,058 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
$28.4K $13.80/SF
− Vacancy
−$1.8K −$0.85/SF
EGI
$26.6K $12.95/SF
− OpEx
−$8.0K −$3.88/SF
NOI
$18.7K $9.06/SF
Area
Miami County, OH
Vacancy
6.17%
Lease Rate
$13.80 /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%
$373,080
Cap Rate 7%
$266,486
Cap Rate 9%
$207,267
Alternative Uses
Best Use
Multifamily LT 5
$266.5K
$233.2K – $310.9K
NOI $18,654 @ 7.0% cap · market cap 7.12%
Second Best
Apartment 5plus
$232.2K
$203.2K – $270.9K
NOI $16,256 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$419.4K
$367.0K – $489.4K
NOI $29,361 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Explore this area
Business Placement
Demographics for 45373, OH
36,863
Population
15,691
Households
2.3
Avg Household Size
41
Median Age
33%
College-Educated
93%
High-School Grad
87.7 sq mi
ZIP Area
420
Density / Sq Mi
$78,278
Median Household Income
$47,859
Median Earnings
$933
Median Rent
$234,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily 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?
Duplex - Two separate residences provide three- and two-bedroom layouts with one bathroom and an eat-in kitchen on each side.
Where is this duplex located?
The property is located at 1233-1235 Heritage Drive Troy, OH.
What is the asking price?
The asking price for this property is $262,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,058 square feet of combined living area; Bedroom mix includes one 3‑bedroom unit and one 2‑bedroom unit; Each residence has 1 bathroom, living room, eat‑in kitchen, and storage
