Updated Duplex with Common
For Sale
$399,000
2265 5th St, Dayton, OH 45403
Room-by-room rental layout with updated finishes and shared common areas.
Property Size2,848 SF
Price / SF$140.10
Days on Market68
Property Features for 2265 5th St
General Information
Standard status
Active
Size
2,848 SF
Property subtype
Residential Income
Listing Agency:
Bella Realty Group
(435) 215-8969
Listed By:
Tayton Pepper
(435) 215-8969
Source:
Exprealty
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 31 at 6:26PM
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 Bella Realty Group
Investment Insights
Based on property information with market context.
This updated duplex contains 2,848 square feet, eight bedrooms, and two bathrooms. The interior includes granite countertops, a modern in-wall electric fireplace, refreshed finishes, and generously sized shared areas. The property is currently operated as a room-by-room rental, with tenants occupying month-to-month arrangements.
The property is located near downtown Dayton, universities, hospitals, and major employers. Its existing room-rental configuration and flexible lease structure support continued operation in the current format, subject to applicable requirements.
The property is located near downtown Dayton, universities, hospitals, and major employers. Its existing room-rental configuration and flexible lease structure support continued operation in the current format, subject to applicable requirements.
Key Highlights
- 2,848‑square‑foot duplex with 8 bedrooms and 2 bathrooms
- Currently operated as a room‑by‑room rental
- Month‑to‑month tenant leases
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
$30,517
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
7.65%
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%
$610,340
$610.3K
Cap Rate 7%
$435,957
$436.0K
Cap Rate 9%
$339,078
$339.1K
Market Conditions
NOI Build-Up for 2,848 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
$46.1K $16.20/SF
− Vacancy
−$2.5K −$0.89/SF
EGI
$43.6K $15.31/SF
− OpEx
−$13.1K −$4.59/SF
NOI
$30.5K $10.72/SF
Area
Dayton, OH
Vacancy
5.51%
Lease Rate
$16.20 /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%
$610,340
Cap Rate 7%
$435,957
Cap Rate 9%
$339,078
Alternative Uses
Best Use
Multifamily LT 5
$436.0K
$381.5K – $508.6K
NOI $30,517 @ 7.0% cap · market cap 7.65%
Second Best
Apartment 5plus
$399.7K
$349.7K – $466.3K
NOI $27,976 @ 7.0% cap · market cap 7.01%
Theoretical Best
Office A
$607.0K
$531.1K – $708.1K
NOI $42,488 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
713
Businesses Nearby
Explore this area
Business Placement
Demographics for 45403, OH
15,130
Population
7,429
Households
2
Avg Household Size
35
Median Age
11%
College-Educated
76%
High-School Grad
3.1 sq mi
ZIP Area
4,881
Density / Sq Mi
$36,250
Median Household Income
$33,438
Median Earnings
$742
Median Rent
$73,900
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 - Room-by-room rental layout with updated finishes and shared common areas.
Where is this duplex located?
The property is located at 2265 5th St Dayton, OH.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,848‑square‑foot duplex with 8 bedrooms and 2 bathrooms; Currently operated as a room‑by‑room rental; Month‑to‑month tenant leases
