Mixed-Use Building With Residential
New
For Sale
$699,000
17 W Main St, Spring Valley, OH 45370
Commercial space and residential units create a flexible mixed-use configuration in Spring Valley Village.
Property Size6,084 SF
Price / SF$114.89
Days on Market2
Property Features for 17 W Main St
General Information
Standard status
Active
Size
6,084 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
needs work
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Red 1 Realty
(937) 469-7552
Listed By:
Streetlight Realty
(937) 626-4181
Source:
Streetlightrealtors
Added: Sep 1
Last Checked: Sep 1 at 9:28PM
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 Red 1 Realty
Investment Insights
Based on property information with market context.
This 6,084 SF mixed-use building combines ground-floor commercial space with residential units in a historic structure built in 1900. The commercial component can accommodate a range of business concepts, while the residential portion provides additional space within the same property.
Located at 17 W Main St in Spring Valley Village, OH, the property requires work and updating. Its combination of commercial and residential components offers an adaptable layout for an owner-operator or investor pursuing a renovation project.
Located at 17 W Main St in Spring Valley Village, OH, the property requires work and updating. Its combination of commercial and residential components offers an adaptable layout for an owner-operator or investor pursuing a renovation project.
Key Highlights
- 6,084 SF mixed‑use building
- Ground‑floor commercial space
- Residential units included
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
$57,402
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
8.21%
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%
$1,148,040
$1.1M
Cap Rate 7%
$820,029
$820.0K
Cap Rate 9%
$637,800
$637.8K
Market Conditions
NOI Build-Up for 6,084 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
$87.6K $14.40/SF
− Vacancy
−$5.6K −$0.92/SF
EGI
$82.0K $13.48/SF
− OpEx
−$24.6K −$4.04/SF
NOI
$57.4K $9.43/SF
Area
Greene County, OH
Vacancy
6.40%
Lease Rate
$14.40 /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%
$1,148,040
Cap Rate 7%
$820,029
Cap Rate 9%
$637,800
Alternative Uses
Best Use
Mixed Use
$938.1K
$820.9K – $1.09M
NOI $65,669 @ 7.0% cap · market cap 9.39%
Second Best
Retail
$820.0K
$717.5K – $956.7K
NOI $57,402 @ 7.0% cap · market cap 8.21%
Theoretical Best
Office B
$1.14M
$1.00M – $1.33M
NOI $80,077 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 45370, OH
2,379
Population
1,009
Households
2.4
Avg Household Size
48
Median Age
41%
College-Educated
94%
High-School Grad
16.7 sq mi
ZIP Area
142
Density / Sq Mi
$105,625
Median Household Income
$48,914
Median Earnings
$937
Median Rent
$318,500
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?
Mixed-use property - Commercial space and residential units create a flexible mixed-use configuration in Spring Valley Village.
Where is this mixed-use property located?
The property is located at 17 W Main St Spring Valley, OH.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 6,084 SF mixed‑use building; Ground‑floor commercial space; Residential units included
