Flex Space with Attached
For Sale
$925,000
22840 Buck Road, Alliance, OH 44601
CommercialSale, Alliance, OH
Property Size17,767 SF
Lot Size31.10 Acres
Price / SF$52.06
Days on Market164
Property Features for 22840 Buck Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Benner Allotment
Elementary school district
West Branch LSD - 5012
Middle school district
West Branch LSD - 5012
High school district
West Branch LSD - 5012
Directions
From Union Ave (OH-183), head East on Bayton Street Approx 1 mile, then slight left onto Buck Rd to the Property.
Standard status
Active
APN
3100636000
Lot size
31.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
9 BENNER 100 L/E TO DALE E & PATRICIA A TUEL 12/27/2013 TOD DES TO CHARLES E TUEL & BETHANNE M TUEL TRUSTEES 4/26/23
Tax Annual Amount
6117
Legal Description
9 BENNER 100 L/E TO DALE E & PATRICIA A TUEL 12/27/2013 TOD DES TO CHARLES E TUEL & BETHANNE M TUEL TRUSTEES 4/26/23
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Amenities
private offices
workshop
storage bays
whole-house generator
fireplace
Building Details
Year built
1980
Listing Agency:
Kiko
(330) 453-9187
Listed By:
Ashley M Ritchey · License #2005013651
(330) 495-3474
Added: Mar 12
Changed: Aug 20
Last Checked: Aug 22 at 1:06AM
MLS# 5193222
Copyright © 2026 MLS Now. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property combines a 17,767-square-foot partially heated and cooled shop with private offices, warehouse space, and two half baths. Three overhead doors—two measuring 12 feet and one measuring 10 feet—support equipment access, fleet storage, manufacturing, and inventory handling. An attached 70-by-50-foot garage, built in 2017, includes heated finished space, a half bath, and additional workshop or storage bays with two overhead doors. A separate 36-by-24-foot block building provides further storage.
A 2,257-square-foot split-level residence is included, with an updated kitchen and dining area, primary suite, three additional bedrooms, full bath, lower-level family room with fireplace, attached garage, and whole-house generator. The 31.1-acre property includes 27 acres directly behind the site for potential operational expansion, added privacy, or land ownership. The property uses a well and septic system and is located in Alliance, less than 5 miles from Mount Union.
A 2,257-square-foot split-level residence is included, with an updated kitchen and dining area, primary suite, three additional bedrooms, full bath, lower-level family room with fireplace, attached garage, and whole-house generator. The 31.1-acre property includes 27 acres directly behind the site for potential operational expansion, added privacy, or land ownership. The property uses a well and septic system and is located in Alliance, less than 5 miles from Mount Union.
Key Highlights
- 17,767‑square‑foot partially heated and cooled shop with offices, warehouse space, and 2 half baths
- Three overhead doors: two 12‑foot doors and one 10‑foot door
- Attached 70‑by‑50‑foot garage built in 2017 with heated finished space and 2 additional overhead doors
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
$72,890
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
7.88%
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%
$1,457,800
$1.5M
Cap Rate 7%
$1,041,286
$1.0M
Cap Rate 9%
$809,889
$809.9K
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
−$12.9K −$0.72/SF
NOI
$72.9K $4.10/SF
Area
Stark County, OH
Vacancy
1.70%
Lease Rate
$4.91 /SF/Yr
Expense Ratio
15.00%
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%
$1,457,800
Cap Rate 7%
$1,041,286
Cap Rate 9%
$809,889
Alternative Uses
Best Use
Warehouse
$1.04M
$911.1K – $1.21M
NOI $72,890 @ 7.0% cap · market cap 7.88%
Second Best
Industrial
$857.5K
$750.3K – $1.00M
NOI $60,027 @ 7.0% cap · market cap 6.49%
Theoretical Best
Retail
$4.64M
$4.06M – $5.41M
NOI $324,715 @ 7.0% cap · market cap 35.10%
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 - Commercial facilities, office areas, storage, and a residence occupy a no-zoning property with room for future expansion.
Where is this flex space located?
The property is located at 22840 Buck Road Alliance, OH.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 17,767‑square‑foot partially heated and cooled shop with offices, warehouse space, and 2 half baths; Three overhead doors: two 12‑foot doors and one 10‑foot door; Attached 70‑by‑50‑foot garage built in 2017 with heated finished space and 2 additional overhead doors
