New Duplex with Lake
For Sale
$475,000
2678 Jackson Rd, Hamilton, OH 45011
Two residences offer modern finishes, private outdoor areas, and oversized attached storage.
Property Size2,088 SF
Lot Size2.85 Acres
Price / SF$227.49
Days on Market36
Property Features for 2678 Jackson Rd
General Information
Standard status
Active
Size
2,088 SF
Lot size
2.85 Acres
Property subtype
Multi-Family
Zoning
Agricultural
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
in-unit laundry
private balcony
wraparound patio
oversized attached garage
Building Details
Buildings
1
Listing Agency:
eXp Realty
(866) 212-4991
Listed By:
Melinda R. Baumann
Source:
Lovdalgroup
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 30 at 8:07PM
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 eXp Realty
Investment Insights
Based on property information with market context.
Completed as a new duplex, this 2,088-square-foot property contains two residences, each with 2 bedrooms, 2 full baths, and in-unit laundry. Interior finishes include granite countertops and solid surface flooring. The upper residence adds a private balcony with lake views, while the lower residence includes a wraparound patio.
The property encompasses 2.85 acres with access to a 17-acre lake. An oversized attached garage has high-clearance doors and 220 electric service, providing enclosed space for RVs, boats, or equipment. Agricultural zoning allows additional buildings on the acreage.
The property encompasses 2.85 acres with access to a 17-acre lake. An oversized attached garage has high-clearance doors and 220 electric service, providing enclosed space for RVs, boats, or equipment. Agricultural zoning allows additional buildings on the acreage.
Key Highlights
- 2,088‑square‑foot new duplex on 2.85 acres
- Two units, each with 2 bedrooms, 2 full baths, and in‑unit laundry
- Access to a 17‑acre lake
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
$20,363
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
4.29%
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%
$407,260
$407.3K
Cap Rate 7%
$290,900
$290.9K
Cap Rate 9%
$226,256
$226.3K
Market Conditions
NOI Build-Up for 2,088 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
$31.3K $15.00/SF
− Vacancy
−$2.2K −$1.07/SF
EGI
$29.1K $13.93/SF
− OpEx
−$8.7K −$4.18/SF
NOI
$20.4K $9.75/SF
Area
Butler County, OH
Vacancy
7.12%
Lease Rate
$15.00 /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%
$407,260
Cap Rate 7%
$290,900
Cap Rate 9%
$226,256
Alternative Uses
Best Use
Multifamily LT 5
$290.9K
$254.5K – $339.4K
NOI $20,363 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$267.7K
$234.2K – $312.3K
NOI $18,738 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$412.8K
$361.2K – $481.7K
NOI $28,899 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 45011, OH
73,596
Population
28,470
Households
2.6
Avg Household Size
38
Median Age
31%
College-Educated
88%
High-School Grad
60.4 sq mi
ZIP Area
1,218
Density / Sq Mi
$90,360
Median Household Income
$45,147
Median Earnings
$1,005
Median Rent
$272,000
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 - Two residences offer modern finishes, private outdoor areas, and oversized attached storage.
Where is this duplex located?
The property is located at 2678 Jackson Rd Hamilton, OH.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,088‑square‑foot new duplex on 2.85 acres; Two units, each with 2 bedrooms, 2 full baths, and in‑unit laundry; Access to a 17‑acre lake
