Updated Brick
New
For Sale
$375,000
1328-1330 E Main Street, Troy, OH 45373
ResidentialIncome, Troy, OH
Property Size2,408 SF
Lot Size0.52 Acres
Price / SF$155.73
Days on Market3
Property Features for 1328-1330 E Main Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Residential
Zoning description
Residential
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 3, Bedroom 2, Bedroom 5, Bathroom 2, Bathroom 1
Parking features
Garage, Driveway
Patio and Porch features
Patio
Interior features
CeilingFans, Pantry, StoneCounters
Exterior features
Patio
Appliances
GasWaterHeater
Elementary school district
Troy
Middle school district
Troy
High school district
Troy
Standard status
Active
APN
D08057315
Size
2,408 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Description
IL 6215
Legal Description
IL 6215
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Wall Unit(s)
Building Details
Year built
1953
Floors in Building
1
Number of units
2
Building materials
Brick
Listing Agency:
eXp Realty
(866) 212-4991
Listed By:
Amanda Wilson · License #2019007423
(937) 877-0835
Added: Sep 18
Last Checked: Sep 20 at 9:06AM
MLS# 969192
Copyright © 2026 Dayton Realtors. 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 duplex contains 2,408 square feet across two separate residences on a 0.52-acre parcel. The brick property was built in 1953 and includes a 3-bedroom, 1-bath unit with a living room, family room, gas fireplace, and 2-car garage, plus a 2-bedroom, 1-bath unit with its own 1-car garage. Both residences have private patios, gas forced-air heat, separate electric meters, city water, and septic service.
Improvements include a 2019 roof, updated flooring and kitchen finishes, replacement windows, and garage upgrades. The second unit’s bathroom was renovated in 2023, its water heater was replaced in 2021, and most remaining windows and gutters were replaced in 2026. Ductwork is installed for potential future central air, while current cooling is provided by wall units. The property has Residential zoning, no HOA, and no leases currently in place.
Improvements include a 2019 roof, updated flooring and kitchen finishes, replacement windows, and garage upgrades. The second unit’s bathroom was renovated in 2023, its water heater was replaced in 2021, and most remaining windows and gutters were replaced in 2026. Ductwork is installed for potential future central air, while current cooling is provided by wall units. The property has Residential zoning, no HOA, and no leases currently in place.
Key Highlights
- Duplex measures 2,408 square feet on 0.52 acres
- Two residences: 3 bedrooms/1 bath and 2 bedrooms/1 bath
- Full‑brick construction dating to 1953
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences with private patios, individual utilities, garages, and improvements across both units.
Where is this duplex located?
The property is located at 1328-1330 E Main Street 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: Duplex measures 2,408 square feet on 0.52 acres; Two residences: 3 bedrooms/1 bath and 2 bedrooms/1 bath; Full‑brick construction dating to 1953
