Freestanding Two-Floor Office
For Sale
Contact for pricing
228 W Ash St, Piqua, OH 45356
Move-in ready office building with two floors, carpeted offices, kitchenette, and two restrooms, plus on- and off-street parking.
Property Size3,095 SF
Price / SF$134.09
Days on Market121
Property Features for 228 W Ash St
General Information
Standard status
Active
Size
3,095 SF
Property subtype
OFFICE
Lease Type
NNN
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Furnished
Yes
Business Included
No
Building Details
Year Renovated
2018
Stories
2
Listing Agency:
Industrial Property Brokers
(937) 492-4423
Listed By:
Timothy Echemann
(937) 492-4423
Source:
Moodyscre
Added: Apr 23
Changed: Aug 8
Last Checked: Aug 8 at 10:53AM
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 Industrial Property Brokers
Investment Insights
Based on property information with market context.
Freestanding, fully updated office property with space on two floors totaling 3,095 square feet. The layout includes carpeted offices, a kitchenette, and two restrooms. The building is described as having renovations completed in 2012 and 2018, with a new first-floor furnace installed in 2025, and it includes first-floor furniture.
The property is located on a paved road with both on- and off-street parking and a large adjacent lot. It is positioned just minutes from I-75.
As currently configured, the building offers a turnkey option for an office user, with interior office rooms supported by convenient restroom facilities and an in-place kitchenette.
The property is located on a paved road with both on- and off-street parking and a large adjacent lot. It is positioned just minutes from I-75.
As currently configured, the building offers a turnkey option for an office user, with interior office rooms supported by convenient restroom facilities and an in-place kitchenette.
Key Highlights
- Move‑in ready office building at 228 W Ash St, Piqua, offering 3,095 SF across two floors
- Recent renovations completed in 2012 and 2018, plus a new first‑floor furnace installed in 2025
- Layout includes carpeted offices, a kitchenette, and two restrooms
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
$34,888
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
8.41%
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%
$697,760
$697.8K
Cap Rate 7%
$498,400
$498.4K
Cap Rate 9%
$387,644
$387.6K
Market Conditions
NOI Build-Up for 3,095 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
$62.0K $20.04/SF
− Vacancy
−$15.5K −$5.01/SF
EGI
$46.5K $15.03/SF
− OpEx
−$11.6K −$3.76/SF
NOI
$34.9K $11.27/SF
Area
Miami County, OH
Vacancy
25.00%
Lease Rate
$20.04 /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%
$697,760
Cap Rate 7%
$498,400
Cap Rate 9%
$387,644
Alternative Uses
Best Use
Office B
$498.4K
$436.1K – $581.5K
NOI $34,888 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$630.8K
$551.9K – $735.9K
NOI $44,155 @ 7.0% cap · market cap 10.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
635
Businesses Nearby
Explore this area
Business Placement
Demographics for 45356, OH
25,106
Population
11,353
Households
2.2
Avg Household Size
41
Median Age
15%
College-Educated
89%
High-School Grad
75.5 sq mi
ZIP Area
333
Density / Sq Mi
$66,134
Median Household Income
$38,323
Median Earnings
$900
Median Rent
$144,500
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 - Move-in ready office building with two floors, carpeted offices, kitchenette, and two restrooms, plus on- and off-street parking.
Where is this office building located?
The property is located at 228 W Ash St Piqua, OH.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Move‑in ready office building at 228 W Ash St, Piqua, offering 3,095 SF across two floors; Recent renovations completed in 2012 and 2018, plus a new first‑floor furnace installed in 2025; Layout includes carpeted offices, a kitchenette, and two restrooms
