Updated Brick
New
For Sale
$375,000
1328-1330 E Main St, Troy, OH 45373
Two separate residences offer private living areas, individual utilities, garage space, and substantial improvements across the property.
Property Size2,408 SF
Price / SF$155.73
Days on Market4
Property Features for 1328-1330 E Main St
General Information
Standard status
Active
Size
2,408 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
patio
gas fireplace
Building Details
Year Built
1953
Buildings
1
Construction
full-brick
Listing Agency:
Eb Real Estate
(937) 548-4663
Listed By:
Streetlight Realty
(937) 626-4181
Source:
Streetlightrealtors
Added: Sep 20
Changed: Sep 23
Last Checked: Sep 22 at 4:21PM
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 Eb Real Estate
Investment Insights
Based on property information with market context.
This full-brick duplex, built in 1953, contains two distinct residences with private patios and separate living areas. The 3-bedroom, 1-bath unit includes front and rear living spaces, a gas fireplace, two gas furnaces, and a 2-car garage. The 2-bedroom, 1-bath unit includes its own 1-car garage and multiple interior and exterior updates.
Improvements include a 2019 roof, updated flooring and kitchen finishes, replacement windows, garage upgrades, a 2023 bathroom renovation, and a 2021 water heater in the second unit. Gutters were replaced on most of the home in 2026, with the balance completed in 2019. The property has city water, septic, separate electric meters, gas furnaces, no HOA, and ductwork in place for potential future central air. No leases are currently in place, and the seller requires 14 days after closing to vacate.
Improvements include a 2019 roof, updated flooring and kitchen finishes, replacement windows, garage upgrades, a 2023 bathroom renovation, and a 2021 water heater in the second unit. Gutters were replaced on most of the home in 2026, with the balance completed in 2019. The property has city water, septic, separate electric meters, gas furnaces, no HOA, and ductwork in place for potential future central air. No leases are currently in place, and the seller requires 14 days after closing to vacate.
Key Highlights
- Two‑unit duplex with 2,408 SF on approximately 1 acre
- Unit 1328: 3 bedrooms, 1 full bath, gas fireplace, 2 gas furnaces, and 2‑car garage
- Unit 1330: 2 bedrooms, 1 full bath, and additional 1‑car garage
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
$21,826
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
5.82%
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%
$436,520
$436.5K
Cap Rate 7%
$311,800
$311.8K
Cap Rate 9%
$242,511
$242.5K
Market Conditions
NOI Build-Up for 2,408 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
$33.2K $13.80/SF
− Vacancy
−$2.1K −$0.85/SF
EGI
$31.2K $12.95/SF
− OpEx
−$9.4K −$3.88/SF
NOI
$21.8K $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%
$436,520
Cap Rate 7%
$311,800
Cap Rate 9%
$242,511
Alternative Uses
Best Use
Multifamily LT 5
$311.8K
$272.8K – $363.8K
NOI $21,826 @ 7.0% cap · market cap 5.82%
Second Best
Apartment 5plus
$271.7K
$237.8K – $317.0K
NOI $19,021 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$490.8K
$429.4K – $572.6K
NOI $34,354 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
58
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
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer private living areas, individual utilities, garage space, and substantial improvements across the property.
Where is this duplex located?
The property is located at 1328-1330 E Main St Troy, OH.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,408 SF on approximately 1 acre; Unit 1328: 3 bedrooms, 1 full bath, gas fireplace, 2 gas furnaces, and 2‑car garage; Unit 1330: 2 bedrooms, 1 full bath, and additional 1‑car garage
