Restaurant Building with
For Sale
$169,000
1-1016 Clay St, Portsmouth, OH 45662
Freestanding commercial building configured for restaurant use with a separate parking lot across the street.
Property Size2,650 SF
Price / SF$63.77
Days on Market689
Property Features for 1-1016 Clay St
General Information
Standard status
Active
Size
2,650 SF
Taxes and HOA fees
Annual Taxes
$1,982
Building Details
Buildings
1
Listing Agency:
Keller Williams Bluegrass Realty
(740) 352-1292
Listed By:
Timothy Angel
(740) 352-1292
Source:
Exprealty
Added: Oct 13, 2024
Changed: Aug 31
Last Checked: Aug 31 at 7:38PM
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 Keller Williams Bluegrass Realty
Investment Insights
Based on property information with market context.
The offering comprises a 2,650-square-foot commercial building in Portsmouth, Ohio. Constructed for restaurant operations, the property remains in restaurant use and provides a basis for continued dining-related occupancy or evaluation of another permitted commercial application.
A large parking lot located directly across the street is included with the real estate. The sale concerns the property itself rather than the operating business, while other components may be negotiated separately.
A large parking lot located directly across the street is included with the real estate. The sale concerns the property itself rather than the operating business, while other components may be negotiated separately.
Key Highlights
- 2,650‑square‑foot commercial building
- Built for and currently used as a restaurant
- Large parking lot located directly across the street
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
$11,375
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
6.73%
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%
$227,500
$227.5K
Cap Rate 7%
$162,500
$162.5K
Cap Rate 9%
$126,389
$126.4K
Market Conditions
NOI Build-Up for 2,650 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
$16.9K $6.36/SF
− Vacancy
−$603 −$0.23/SF
EGI
$16.3K $6.13/SF
− OpEx
−$4.9K −$1.84/SF
NOI
$11.4K $4.29/SF
Area
Scioto County, OH
Vacancy
3.58%
Lease Rate
$6.36 /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%
$227,500
Cap Rate 7%
$162,500
Cap Rate 9%
$126,389
Alternative Uses
Best Use
Retail
$162.5K
$142.2K – $189.6K
NOI $11,375 @ 7.0% cap · market cap 6.73%
Second Best
Specialty Retail
$157.7K
$138.0K – $184.0K
NOI $11,038 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$563.9K
$493.5K – $657.9K
NOI $39,476 @ 7.0% cap · market cap 23.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
107k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Shops & Services 31%
Groceries 12%
Electronics 5%
Speedway
Shops & Services
18,738 visits/mo
0.4 miles
Burger King
Dining
13,972 visits/mo
0.2 miles
Aldi
Groceries
13,172 visits/mo
0.4 miles
Rally's
Dining
11,106 visits/mo
0.2 miles
Little Caesars Pizza
Dining
10,797 visits/mo
0.5 miles
Demographics for 45662, OH
27,718
Population
12,955
Households
2.1
Avg Household Size
39
Median Age
17%
College-Educated
87%
High-School Grad
55.5 sq mi
ZIP Area
499
Density / Sq Mi
$37,345
Median Household Income
$30,399
Median Earnings
$756
Median Rent
$98,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Patsy's Inn — 1016 Clay St, Portsmouth, OH 45662
- The Pink Dreams Cottage — 1806 Grant St, Portsmouth, OH 45662
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Freestanding commercial building configured for restaurant use with a separate parking lot across the street.
Where is this breakfast & diner located?
The property is located at 1-1016 Clay St Portsmouth, OH.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: 2,650‑square‑foot commercial building; Built for and currently used as a restaurant; Large parking lot located directly across the street
