Flex Space With Paved
For Sale
$439,900
1610 Germantown Rd, Middletown, OH 45042
Flexible commercial property with new permitted electrical service and a paved parking area.
Property Size5,446 SF
Price / SF$80.77
Days on Market12
Property Features for 1610 Germantown Rd
General Information
Standard status
Active
Size
5,446 SF
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1971
Listing Agency:
Comey & Shepherd
(513) 617-5371
Listed By:
Sheree L Marcum
Source:
Finn-team
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 2:04PM
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 Comey & Shepherd
Investment Insights
Based on property information with market context.
This 5446 SF flex property, built in 1971, offers a commercial building adaptable to bar, restaurant, or retail use. The improvements include new permitted electric service and a large paved parking lot. The property is offered for sale only, with no lease or lease-option available.
Located 0.2 miles from Rt 4/Rt 73 - Verity Parkway, the site provides convenient access to the surrounding Middletown market. A car dealership use has also been identified as a possibility, subject to zoning approval.
Located 0.2 miles from Rt 4/Rt 73 - Verity Parkway, the site provides convenient access to the surrounding Middletown market. A car dealership use has also been identified as a possibility, subject to zoning approval.
Key Highlights
- 5446 SF flex property built in 1971
- New permitted electric service
- Large paved parking lot
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
$34,255
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
7.79%
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%
$685,100
$685.1K
Cap Rate 7%
$489,357
$489.4K
Cap Rate 9%
$380,611
$380.6K
Market Conditions
NOI Build-Up for 5,446 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
$52.3K $9.60/SF
− Vacancy
−$3.3K −$0.61/SF
EGI
$48.9K $8.99/SF
− OpEx
−$14.7K −$2.70/SF
NOI
$34.3K $6.29/SF
Area
Butler County, OH
Vacancy
6.40%
Lease Rate
$9.60 /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%
$685,100
Cap Rate 7%
$489,357
Cap Rate 9%
$380,611
Alternative Uses
Best Use
Specialty Retail
$819.2K
$716.8K – $955.8K
NOI $57,346 @ 7.0% cap · market cap 13.04%
Second Best
Industrial
$489.4K
$428.2K – $570.9K
NOI $34,255 @ 7.0% cap · market cap 7.79%
Theoretical Best
Office A
$1.08M
$942.2K – $1.26M
NOI $75,375 @ 7.0% cap · market cap 17.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 45042, OH
26,972
Population
12,324
Households
2.2
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
49.2 sq mi
ZIP Area
548
Density / Sq Mi
$66,732
Median Household Income
$41,800
Median Earnings
$950
Median Rent
$192,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible commercial property with new permitted electrical service and a paved parking area.
Where is this flex space located?
The property is located at 1610 Germantown Rd Middletown, OH.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 5446 SF flex property built in 1971; New permitted electric service; Large paved parking lot
