Standalone Office
For Sale
Contact for pricing
1985 Eagle Pass, Wooster, OH 44691
Private offices, conference rooms, kitchen, work area, and parking support a flexible commercial layout.
Property Size4,500 SF
Lot Size1.26 Acres
Price / SF$122.22
Days on Market132
Property Features for 1985 Eagle Pass
General Information
Standard status
Active
Size
4,500 SF
Total Parking Spaces
27
Lot size
1.26 Acres
Property subtype
Office
Zoning
C-3 General Commercial
Building Details
Year Built
1995
Buildings
1
Building Size
4,500 SF
Listing Agency:
Donald K. Gant Realty
(330) 264-4242
Listed By:
Trevor Gant · License #2023003563
Source:
Crexi
Added: Apr 21
Changed: Aug 30
Last Checked: Aug 30 at 11:57AM
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 Donald K. Gant Realty
Investment Insights
Based on property information with market context.
This standalone office property contains approximately 4,500 SF on approximately 1.26 acres and was built in 1995. The interior includes seven private offices, two conference rooms, a reception area, kitchen, work area, and three restrooms, creating a practical arrangement for business operations.
The property is located at 1985 Eagle Pass in Wooster, Ohio, and carries C-3 General Commercial zoning. Approximately 27 parking spaces are provided on the site, supporting daily access for occupants and visitors.
The property is located at 1985 Eagle Pass in Wooster, Ohio, and carries C-3 General Commercial zoning. Approximately 27 parking spaces are provided on the site, supporting daily access for occupants and visitors.
Key Highlights
- Approximately 4,500 SF standalone office building
- Approximately 1.26 acres of land
- Seven private offices and two conference rooms
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
$44,550
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
8.10%
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%
$891,000
$891.0K
Cap Rate 7%
$636,429
$636.4K
Cap Rate 9%
$495,000
$495.0K
Market Conditions
NOI Build-Up for 4,500 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
$67.5K $15.00/SF
− Vacancy
−$8.1K −$1.80/SF
EGI
$59.4K $13.20/SF
− OpEx
−$14.9K −$3.30/SF
NOI
$44.6K $9.90/SF
Area
Wayne County, OH
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$891,000
Cap Rate 7%
$636,429
Cap Rate 9%
$495,000
Alternative Uses
Best Use
Office B
$636.4K
$556.9K – $742.5K
NOI $44,550 @ 7.0% cap · market cap 8.10%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.29M
$2.88M – $3.84M
NOI $230,227 @ 7.0% cap · market cap 41.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
345
Businesses Nearby
Explore this area
Business Placement
Demographics for 44691, OH
44,666
Population
19,369
Households
2.3
Avg Household Size
41
Median Age
31%
College-Educated
93%
High-School Grad
154.9 sq mi
ZIP Area
288
Density / Sq Mi
$71,319
Median Household Income
$37,322
Median Earnings
$881
Median Rent
$216,800
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Private offices, conference rooms, kitchen, work area, and parking support a flexible commercial layout.
Where is this office building located?
The property is located at 1985 Eagle Pass Wooster, OH.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Approximately 4,500 SF standalone office building; Approximately 1.26 acres of land; Seven private offices and two conference rooms
