Updated Live-Work
For Sale
$384,900
1265 W Main Street, Kent, OH 44240
Residential and commercial layout with finished lower-level amenities and an existing permanent business sign.
Property Size1,152 SF
Days on Market151
Property Features for 1265 W Main Street
General Information
Standard status
Active
Size
1,152 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
Business
Taxes and HOA fees
Annual Taxes
$2,746
Building Details
Building Size
1,152 SF
Year Built
1950
Listing Agency:
Berkshire Hathaway HomeServices Simon & Salhany Realty
(330) 730-2151
Listed By:
Tony Vallee · License #2016001507
(330) 730-2151
Source:
Carolgoffrealestate
Added: Apr 2
Changed: Aug 30
Last Checked: Aug 30 at 1:46AM
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 Berkshire Hathaway HomeServices Simon & Salhany Realty
Investment Insights
Based on property information with market context.
Located at 1265 W Main Street in Kent, Ohio, this 1950 ranch combines residential accommodations with dedicated commercial-use potential. The main level includes an updated kitchen, full bathroom, three bedrooms, and an enclosed sunroom with patio doors featuring built-in blinds. The finished lower level adds a second kitchen and bathroom, supporting flexible live-work or residential arrangements.
Updates completed from 2017 through 2021 include flooring, windows and blinds, crown molding, fixtures, appliances, AC and furnace, PEX plumbing, gas lines, garage doors, roofing, drainage, and exterior garage improvements. The property also includes an additional garage or pole building, extended concrete driveway, patio, walkway, cedar and chain-link fencing, and a permanent sign for business advertising.
Updates completed from 2017 through 2021 include flooring, windows and blinds, crown molding, fixtures, appliances, AC and furnace, PEX plumbing, gas lines, garage doors, roofing, drainage, and exterior garage improvements. The property also includes an additional garage or pole building, extended concrete driveway, patio, walkway, cedar and chain-link fencing, and a permanent sign for business advertising.
Key Highlights
- Live‑work property at 1265 W Main Street, Kent, OH 44240
- 3‑bedroom, 2 full‑bath ranch built in 1950
- Finished lower level with a full kitchen and bath
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
$14,123
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
3.67%
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%
$282,460
$282.5K
Cap Rate 7%
$201,757
$201.8K
Cap Rate 9%
$156,922
$156.9K
Market Conditions
NOI Build-Up for 1,152 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
$24.7K $21.48/SF
− Vacancy
−$5.9K −$5.13/SF
EGI
$18.8K $16.35/SF
− OpEx
−$4.7K −$4.09/SF
NOI
$14.1K $12.26/SF
Area
Portage County, OH
Vacancy
23.90%
Lease Rate
$21.48 /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%
$282,460
Cap Rate 7%
$201,757
Cap Rate 9%
$156,922
Alternative Uses
Best Use
Office B
$201.8K
$176.5K – $235.4K
NOI $14,123 @ 7.0% cap · market cap 3.67%
Second Best
Mixed Use
$166.6K
$145.8K – $194.4K
NOI $11,664 @ 7.0% cap · market cap 3.03%
Theoretical Best
Office A
$232.0K
$203.0K – $270.7K
NOI $16,243 @ 7.0% cap · market cap 4.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
291
Businesses Nearby
Explore this area
Business Placement
Demographics for 44240, OH
38,354
Population
20,228
Households
1.9
Avg Household Size
32
Median Age
44%
College-Educated
96%
High-School Grad
39.7 sq mi
ZIP Area
966
Density / Sq Mi
$57,415
Median Household Income
$31,613
Median Earnings
$989
Median Rent
$216,000
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?
Live-work space - Residential and commercial layout with finished lower-level amenities and an existing permanent business sign.
Where is this live-work space located?
The property is located at 1265 W Main Street Kent, OH.
What is the asking price?
The asking price for this property is $384,900.
What are key features of this property?
This property features: Live‑work property at 1265 W Main Street, Kent, OH 44240; 3‑bedroom, 2 full‑bath ranch built in 1950; Finished lower level with a full kitchen and bath
