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    Historic Loveland Commercial Opportunity Title is generated by Realmo AI

    204 W Loveland Avenue, Loveland, OH 45140

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    Claim this Listing
    For Sale
    $2,000,000

    COMMERCIAL - Loveland, OH

    Property size:
    9,726 SF
    Lot size:
    0.04 Acres
    Price / SF:
    $205/SF
    Added:
    Mar 4, 2026
    Days on Market:
    91
    Last Refresh:
    Jun 3 at 9:06 am

    Property Features for 204 W Loveland Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    On Street
    Security features
    Security Lighting
    Interior features
    Security Light, Elevator, Sprinkler Wet, Smoke Detector, Alarm System, Display Window
    Exterior features
    Sidewalks, Curb/Gutter, Lights
    Accessibility
    Accessible Elevator Installed
    Standard status
    Active
    APN
    20-06-02A-011B
    Size
    9,726 SF
    Lot size
    0.04 Acres

    Utilities

    Heating system
    Heat Pump (Heating), Forced Air

    Building Details

    Year built
    2018
    Flooring type
    Tile, Wood
    Building materials
    Brick
    Roof type
    Membrane, Shingle

    We can help!

    Listing Contact
    Kristen Carter

    Listing agent Kristen Carter

    Listing office Keller Williams Advisors 2105 Grandin Road, Cincinnati, OH

    Listing date Mar 4, 2026

    MLS# 1870439

    Copyright © 2026 MLS of Greater Cincinnati, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Tano Bistro operates as a 7,500 sq ft restaurant/retail space on 2 floors, plus a 1,800 sq ft rooftop bar
    • Fully equipped commercial kitchen covering ~1,600 sq ft, including a walk‑in refrigerator/freezer
    • Building fully renovated; constructed with brick and built in 2018
    • 100% property tax abatement through December 2030
    • Accessibility features include an accessible elevator installed
    • Interior systems include alarm system, sprinkler wet, smoke detectors, and security lighting; roof includes membrane and shingle

    Overview

    Located in the historic district of Loveland, this commercial property presents an investment opportunity. The property is currently occupied by Tano Bistro, a restaurant business. The building offers 7,500 square feet of restaurant and retail space distributed across two floors, complemented by an 1,800-square-foot rooftop bar and usable basement storage. The commercial kitchen spans approximately 1,600 square feet and includes a walk-in refrigerator and freezer. The building has been renovated and benefits from a 100% property tax abatement through December 2030. The property occupies a lot size of 0.044 acres.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $204.2k $21.00
    − Vacancy −$51.7k −$5.31
    EGI $152.6k $15.69
    − OpEx −$38.1k −$3.92
    NOI $114.4k $11.77
    9,726 SF · lease $21.00/SF/yr · vacancy 25.30% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $1.63M
    $1.43M – $1.91M (±1% cap)
    NOI $114,429 @ 7.0% cap · market cap 5.72%
    Second Best
    Retail
    $1.35M
    $1.18M – $1.57M (±1% cap)
    NOI $94,464 @ 7.0% cap · market cap 4.72%
    Theoretical Best
    Office A
    $1.74M
    $1.53M – $2.03M (±1% cap)
    NOI $122,057 @ 7.0% cap · market cap 6.10%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Loveland CPR Training Center Tano Bistro & Catering Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Loveland
    County
    Clermont
    State
    Ohio
    Longitude
    -84.258787
    Latitude
    39.268169

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    FAQs

    What type of property is this?
    Conventional restaurant - Vibrant restaurant/retail property in historic Loveland's dining district.
    Where is this conventional restaurant located?
    The property is located at 204 W Loveland Avenue Loveland, OH.
    What is the asking price?
    The asking price for this property is $2,000,000.
    What are key features of this property?
    This property features: Tano Bistro operates as a 7,500 sq ft restaurant/retail space on 2 floors, plus a 1,800 sq ft rooftop bar; Fully equipped commercial kitchen covering ~1,600 sq ft, including a walk‑in refrigerator/freezer; Building fully renovated; constructed with brick and built in 2018
    (513) 766-9200
    We can help!
    Listing Contact
    Kristen Carter
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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