Brick Duplex Near
For Sale
$179,900
26 Mello Ave, Dayton, OH 45410
Two one-bedroom residences with dedicated rear parking and in-unit laundry equipment.
Property Size1,161 SF
Price / SF$154.95
Days on Market9
Property Features for 26 Mello Ave
General Information
Standard status
Active
Size
1,161 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
RE/MAX Alliance Realty
(937) 652-1100
Listed By:
Streetlight Realty
(937) 626-4181
Source:
Streetlightrealtors
Added: Sep 11
Changed: Sep 18
Last Checked: Sep 19 at 9:34AM
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 RE/MAX Alliance Realty
Investment Insights
Based on property information with market context.
This one-story brick duplex contains two one-bedroom residences, each approximately 580 square feet. The 1,161-square-foot property was built in 1960, with each unit arranged around a living room, dining area, kitchen, bedroom, and utility room. Washers, dryers, and other appliances are included. Both units are currently occupied, and tenants handle gas and electric service.
Dedicated parking is available behind the building off the alley, with additional street parking nearby. The property is close to the University of Dayton, Miami Valley Hospital, shopping, dining, and major roadways. The sale also includes the neighboring property at 22 - 24 Mello Avenue.
Dedicated parking is available behind the building off the alley, with additional street parking nearby. The property is close to the University of Dayton, Miami Valley Hospital, shopping, dining, and major roadways. The sale also includes the neighboring property at 22 - 24 Mello Avenue.
Key Highlights
- Two one‑bedroom units, each approximately 580 square feet
- 1,161‑square‑foot duplex built in 1960
- One‑story brick construction
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
$12,440
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
6.91%
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%
$248,800
$248.8K
Cap Rate 7%
$177,714
$177.7K
Cap Rate 9%
$138,222
$138.2K
Market Conditions
NOI Build-Up for 1,161 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
$18.8K $16.20/SF
− Vacancy
−$1.0K −$0.89/SF
EGI
$17.8K $15.31/SF
− OpEx
−$5.3K −$4.59/SF
NOI
$12.4K $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%
$248,800
Cap Rate 7%
$177,714
Cap Rate 9%
$138,222
Alternative Uses
Best Use
Multifamily LT 5
$177.7K
$155.5K – $207.3K
NOI $12,440 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$162.9K
$142.6K – $190.1K
NOI $11,405 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$247.4K
$216.5K – $288.7K
NOI $17,320 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
427
Businesses Nearby
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Business Placement
Demographics for 45410, OH
15,758
Population
8,028
Households
2
Avg Household Size
35
Median Age
21%
College-Educated
87%
High-School Grad
2.4 sq mi
ZIP Area
6,566
Density / Sq Mi
$46,766
Median Household Income
$36,552
Median Earnings
$950
Median Rent
$97,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom residences with dedicated rear parking and in-unit laundry equipment.
Where is this duplex located?
The property is located at 26 Mello Ave Dayton, OH.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Two one‑bedroom units, each approximately 580 square feet; 1,161‑square‑foot duplex built in 1960; One‑story brick construction
