Split-Level Shop
For Sale
Contact for pricing
22840 Buck Rd, Alliance, OH 44601
Partially heated and cooled shop building with a well-appointed split-level home, offered for sale.
Property Size17,767 SF
Price / SF$56.28
Days on Market116
Property Features for 22840 Buck Rd
General Information
Standard status
Active
Size
17,767 SF
Property subtype
INDUSTRIAL
Listing Agency:
KIKO Canton Office
(330) 453-9187
Listed By:
Eric Bevington
(330) 417-5471
Source:
Moodyscre
Added: May 14
Changed: Aug 23
Last Checked: Sep 5 at 7:49AM
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 KIKO Canton Office
Investment Insights
Based on property information with market context.
An exceptional for-sale property featuring a partially heated and cooled shop building totaling 17,767 square feet. The site includes a well-appointed split-level home and extensive infrastructure intended to support a wide range of commercial operations.
The property is described as a rare no-zoning setup, offering flexibility for prospective business uses. The asset is located at 22840 Buck Rd in Alliance, Ohio 44601.
With its combination of shop space, partially climate-controlled areas, and on-site residential improvements, this property presents a distinctive configuration for buyers looking for a mixed-use footprint within a single site.
The property is described as a rare no-zoning setup, offering flexibility for prospective business uses. The asset is located at 22840 Buck Rd in Alliance, Ohio 44601.
With its combination of shop space, partially climate-controlled areas, and on-site residential improvements, this property presents a distinctive configuration for buyers looking for a mixed-use footprint within a single site.
Key Highlights
- 17,767 SF partially heated and cooled shop building designed for commercial operations
- No‑zoning property described in the remarks
- Includes a well‑appointed split‑level home
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
$60,027
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
6.00%
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%
$1,200,540
$1.2M
Cap Rate 7%
$857,529
$857.5K
Cap Rate 9%
$666,967
$667.0K
Market Conditions
NOI Build-Up for 17,767 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
$87.2K $4.91/SF
− Vacancy
−$1.5K −$0.08/SF
EGI
$85.8K $4.83/SF
− OpEx
−$25.7K −$1.45/SF
NOI
$60.0K $3.38/SF
Area
Stark County, OH
Vacancy
1.70%
Lease Rate
$4.91 /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%
$1,200,540
Cap Rate 7%
$857,529
Cap Rate 9%
$666,967
Alternative Uses
Best Use
Industrial
$857.5K
$750.3K – $1.00M
NOI $60,027 @ 7.0% cap · market cap 6.00%
Second Best
Flex RnD
$780.0K
$682.5K – $910.0K
NOI $54,602 @ 7.0% cap · market cap 5.46%
Theoretical Best
Retail
$4.64M
$4.06M – $5.41M
NOI $324,715 @ 7.0% cap · market cap 32.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 44601, OH
33,688
Population
14,532
Households
2.3
Avg Household Size
41
Median Age
17%
College-Educated
90%
High-School Grad
82.0 sq mi
ZIP Area
411
Density / Sq Mi
$61,887
Median Household Income
$33,773
Median Earnings
$803
Median Rent
$142,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Partially heated and cooled shop building with a well-appointed split-level home, offered for sale.
Where is this flex space located?
The property is located at 22840 Buck Rd Alliance, OH.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 17,767 SF partially heated and cooled shop building designed for commercial operations; No‑zoning property described in the remarks; Includes a well‑appointed split‑level home
