Barberton Office Building For
For Sale
$875,000
87 Conservatory Drive, Barberton, OH 44203
Fully leased office building with long-term tenant in place.
Property Size5,488 SF
Lot Size0.13 Acres
Price / SF$159.44
Days on Market150
Property Features for 87 Conservatory Drive
General Information
Standard status
Active
Size
5,488 SF
Lot size
0.13 Acres
Property subtype
Office
Listing Agency:
(216) 363-6427
Listed By:
David Comernisky
(216) 363-6427
Source:
Cbre
Added: Mar 25
Changed: Aug 16
Last Checked: Aug 21 at 6:44AM
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 David Comernisky
Investment Insights
Based on property information with market context.
This commercial property, constructed in 2001, is situated on a 0.13-acre lot and features 5,488 square feet of office space. It is currently fully leased to Pinnacle Treatment Centers OH-III, LLC, with the current lease term ending in June 2032 and one 5-year renewal option available. The lease is structured as NNN, including ground lease payments, at a rate of $18.64 per square foot per year, resulting in an annual rent of $102,312. The property includes 35 parking spaces.
Key Highlights
- High Cap Rate: 11.69%
- Fully Leased to Pinnacle Treatment Centers OH‑III, LLC
- NNN Lease (including ground lease payment)
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
$64,907
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
7.42%
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%
$1,298,140
$1.3M
Cap Rate 7%
$927,243
$927.2K
Cap Rate 9%
$721,189
$721.2K
Market Conditions
NOI Build-Up for 5,488 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
$92.9K $16.92/SF
− Vacancy
−$6.3K −$1.15/SF
EGI
$86.5K $15.77/SF
− OpEx
−$21.6K −$3.94/SF
NOI
$64.9K $11.83/SF
Area
Summit County, OH
Vacancy
6.80%
Lease Rate
$16.92 /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%
$1,298,140
Cap Rate 7%
$927,243
Cap Rate 9%
$721,189
Alternative Uses
Best Use
Office B
$927.2K
$811.3K – $1.08M
NOI $64,907 @ 7.0% cap · market cap 7.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,276 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
Explore this area
Business Placement
Demographics for 44203, OH
39,577
Population
18,198
Households
2.2
Avg Household Size
43
Median Age
21%
College-Educated
91%
High-School Grad
35.0 sq mi
ZIP Area
1,131
Density / Sq Mi
$59,124
Median Household Income
$36,954
Median Earnings
$832
Median Rent
$148,300
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?
Office building - Fully leased office building with long-term tenant in place.
Where is this office building located?
The property is located at 87 Conservatory Drive Barberton, OH.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: High Cap Rate: 11.69%; Fully Leased to Pinnacle Treatment Centers OH‑III, LLC; NNN Lease (including ground lease payment)
