Recreation Land with Bait
For Sale
$525,000
Pending
2155 Slade Rd, Batavia, OH 45103
Commercially zoned acreage includes a stocked fishing lake, retail shop, and on-site living quarters.
Property Size1,517 SF
Days on Market324
Property Features for 2155 Slade Rd
General Information
Standard status
Pending
Size
1,517 SF
Taxes and HOA fees
Annual Taxes
$1,611
Listing Agency:
Plum Tree Realty
(513) 278-8133
Listed By:
Garry Boshears
(513) 278-8133
Source:
Exprealty
Added: Oct 12, 2025
Changed: Aug 30
Last Checked: Aug 31 at 7:27PM
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 Plum Tree Realty
Investment Insights
Based on property information with market context.
This 6.74-acre commercial property combines an established bait shop with a stocked fishing lake suited to tournaments and casual fishing. The building includes retail space along with upstairs living quarters featuring a bedroom and full bath.
The property is near East Fork State Park and the Amelia boat dock, with additional land identified for hunting. Commercial zoning supports the existing outdoor recreation and retail-oriented operation. The site is located at 2155 Slade Rd in Batavia, Ohio.
The property is near East Fork State Park and the Amelia boat dock, with additional land identified for hunting. Commercial zoning supports the existing outdoor recreation and retail-oriented operation. The site is located at 2155 Slade Rd in Batavia, Ohio.
Key Highlights
- 6.74 acres with a stocked fishing lake
- Established bait shop with retail space
- Upstairs living quarters include a bedroom and full bath
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
$14,734
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
2.81%
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%
$294,680
$294.7K
Cap Rate 7%
$210,486
$210.5K
Cap Rate 9%
$163,711
$163.7K
Market Conditions
NOI Build-Up for 1,517 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
$22.8K $15.00/SF
− Vacancy
−$1.7K −$1.13/SF
EGI
$21.0K $13.88/SF
− OpEx
−$6.3K −$4.16/SF
NOI
$14.7K $9.71/SF
Area
Clermont County, OH
Vacancy
7.50%
Lease Rate
$15.00 /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%
$294,680
Cap Rate 7%
$210,486
Cap Rate 9%
$163,711
Alternative Uses
Best Use
Retail
$210.5K
$184.2K – $245.6K
NOI $14,734 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$272.0K
$238.0K – $317.3K
NOI $19,038 @ 7.0% cap · market cap 3.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 45103, OH
35,237
Population
14,928
Households
2.4
Avg Household Size
39
Median Age
27%
College-Educated
90%
High-School Grad
85.3 sq mi
ZIP Area
413
Density / Sq Mi
$81,837
Median Household Income
$45,027
Median Earnings
$1,050
Median Rent
$242,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Recreation land - Commercially zoned acreage includes a stocked fishing lake, retail shop, and on-site living quarters.
Where is this recreation land located?
The property is located at 2155 Slade Rd Batavia, OH.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 6.74 acres with a stocked fishing lake; Established bait shop with retail space; Upstairs living quarters include a bedroom and full bath
