Office Building with Meeting
For Sale
$349,900
1534 S Main Street Bellefontaine, Bellefontaine, OH 43311
Office and meeting configuration with recent interior updates and parking for convenient client access.
Property Size1,316 SF
Price / SF$265.88
Days on Market46
Property Features for 1534 S Main Street Bellefontaine
General Information
Standard status
Active
Size
1,316 SF
Total Parking Spaces
10
Zoning
B3
Additional Details
Traffic Count
18,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$2,416
Amenities
No
Public
0.23
10.0
1316.0
Building Details
Building Size
1,316 SF
Year Built
1960
Stories
1
Listing Agency:
(614) 660-5959
Listed By:
Joe Herban
(614) 660-5959
Source:
Movenowohio
Added: Jul 7
Changed: Aug 8
Last Checked: Aug 21 at 4:02AM
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 Joe Herban
Investment Insights
Based on property information with market context.
This office building totals 1,316 sq. ft. and is currently laid out for office and meeting use. The interior includes private office space, open work areas, a client workstation, a restroom, a storage area, and a dedicated mechanical room. Recent interior updates include newer flooring, creating a more current, professional presentation.
The property is located on South Main Street at a signalized intersection with average daily traffic counts of 15,000 to 18,000. It sits directly across from Chipotle and Tsunami Car Wash, supporting strong neighborhood visibility. Access and convenience are supported by ample on-site parking, including 5 concrete spaces in the front and 5 additional asphalt spaces in the rear.
For buyers or operators, the existing office-focused layout can work well for professional offices, meeting-based operations, or service businesses seeking a prominent, easy-to-reach storefront position. The property is zoned B3 - General Business District, offering flexibility for a range of commercial uses consistent with that zoning category.
The property is located on South Main Street at a signalized intersection with average daily traffic counts of 15,000 to 18,000. It sits directly across from Chipotle and Tsunami Car Wash, supporting strong neighborhood visibility. Access and convenience are supported by ample on-site parking, including 5 concrete spaces in the front and 5 additional asphalt spaces in the rear.
For buyers or operators, the existing office-focused layout can work well for professional offices, meeting-based operations, or service businesses seeking a prominent, easy-to-reach storefront position. The property is zoned B3 - General Business District, offering flexibility for a range of commercial uses consistent with that zoning category.
Key Highlights
- 1,316 SF office/meeting building configured with private office, open work areas, and client workstation
- Includes restroom, storage area, and mechanical room
- Recent interior updates with newer flooring
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
$16,171
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
4.62%
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%
$323,420
$323.4K
Cap Rate 7%
$231,014
$231.0K
Cap Rate 9%
$179,678
$179.7K
Market Conditions
NOI Build-Up for 1,316 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
$28.3K $21.53/SF
− Vacancy
−$6.8K −$5.15/SF
EGI
$21.6K $16.38/SF
− OpEx
−$5.4K −$4.10/SF
NOI
$16.2K $12.29/SF
Area
Logan County, OH
Vacancy
23.90%
Lease Rate
$21.53 /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%
$323,420
Cap Rate 7%
$231,014
Cap Rate 9%
$179,678
Alternative Uses
Best Use
Office B
$231.0K
$202.1K – $269.5K
NOI $16,171 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$265.6K
$232.4K – $309.9K
NOI $18,595 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 43311, OH
20,029
Population
9,497
Households
2.1
Avg Household Size
40
Median Age
17%
College-Educated
93%
High-School Grad
103.8 sq mi
ZIP Area
193
Density / Sq Mi
$64,217
Median Household Income
$40,341
Median Earnings
$833
Median Rent
$183,000
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 units - Office and meeting configuration with recent interior updates and parking for convenient client access.
Where is this office units located?
The property is located at 1534 S Main Street Bellefontaine Bellefontaine, OH.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 1,316 SF office/meeting building configured with private office, open work areas, and client workstation; Includes restroom, storage area, and mechanical room; Recent interior updates with newer flooring
