Updated Duplex with Two-Car
For Sale
$399,900
1709 Sherman Ave, Cincinnati, OH 45212
Vacant two-unit property with basement laundry, storage, and multiple off-street parking options.
Property Size2,720 SF
Price / SF$147.02
Days on Market29
Property Features for 1709 Sherman Ave
General Information
Standard status
Active
Size
2,720 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 4BR/2BA
Multifamily Units
2
Amenities
laundry
storage
Building Details
Buildings
1
Listing Agency:
3CRE Residential Advisors, LLC
(513) 720-2177
Listed By:
Zakir Muradov
(513) 720-2177
Source:
Exprealty
Added: Aug 1
Changed: Aug 20
Last Checked: Aug 29 at 12:35PM
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 3CRE Residential Advisors, LLC
Investment Insights
Based on property information with market context.
This vacant duplex at 1709 Sherman Ave includes two distinct residences: a 2BR/1BA unit and a larger 4BR/2BA unit. The property has received updates to major systems, including newer appliances, dual water heaters, HVAC systems, electrical service, and foundation tuck-pointing. A full basement adds laundry facilities and substantial storage space.
Parking is provided through a 2-car garage, parking pad, and private driveway. The property is located minutes from Xavier University and Factory 52 in Cincinnati’s 45212 ZIP code, offering proximity to two identified area destinations. Both units are vacant, allowing the next owner to determine occupancy plans.
Parking is provided through a 2-car garage, parking pad, and private driveway. The property is located minutes from Xavier University and Factory 52 in Cincinnati’s 45212 ZIP code, offering proximity to two identified area destinations. Both units are vacant, allowing the next owner to determine occupancy plans.
Key Highlights
- Vacant duplex with 2BR/1BA and 4BR/2BA units
- 2‑car garage, parking pad, and private driveway
- Full basement with laundry and substantial storage
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
$22,790
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
5.70%
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%
$455,800
$455.8K
Cap Rate 7%
$325,571
$325.6K
Cap Rate 9%
$253,222
$253.2K
Market Conditions
NOI Build-Up for 2,720 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
$34.6K $12.72/SF
− Vacancy
−$2.0K −$0.75/SF
EGI
$32.6K $11.97/SF
− OpEx
−$9.8K −$3.59/SF
NOI
$22.8K $8.38/SF
Area
Cincinnati, OH
Vacancy
5.90%
Lease Rate
$12.72 /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%
$455,800
Cap Rate 7%
$325,571
Cap Rate 9%
$253,222
Alternative Uses
Best Use
Multifamily LT 5
$325.6K
$284.9K – $379.8K
NOI $22,790 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$288.7K
$252.6K – $336.8K
NOI $20,209 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$540.7K
$473.1K – $630.8K
NOI $37,849 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
741
Businesses Nearby
Explore this area
Business Placement
Demographics for 45212, OH
21,885
Population
11,027
Households
2
Avg Household Size
33
Median Age
38%
College-Educated
90%
High-School Grad
3.7 sq mi
ZIP Area
5,915
Density / Sq Mi
$63,698
Median Household Income
$43,413
Median Earnings
$932
Median Rent
$229,400
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 - Vacant two-unit property with basement laundry, storage, and multiple off-street parking options.
Where is this duplex located?
The property is located at 1709 Sherman Ave Cincinnati, OH.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Vacant duplex with 2BR/1BA and 4BR/2BA units; 2‑car garage, parking pad, and private driveway; Full basement with laundry and substantial storage
