Updated Duplex with Remodeled
For Sale
$475,000
2786 Markbreit Avenue, Cincinnati, OH 45209
Two-unit property with a remodeled first-floor kitchen and an occupied upper residence through spring of 2027.
Property Size1,847 SF
Days on Market51
Property Features for 2786 Markbreit Avenue
General Information
Standard status
Active
Size
1,847 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Building Size
1,847 SF
Year Built
1918
Buildings
1
Listing Agency:
eXp Realty
(866) 212-4991
Listed By:
M Dolores Graf
Source:
Trulyremarkableservice.kw
Added: Jul 10
Changed: Aug 28
Last Checked: Aug 28 at 7:22AM
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.
Built in 1918, this duplex contains two separate residential units with distinct bedroom and bathroom configurations. The first-floor unit offers one bedroom and one bathroom, along with a fully remodeled kitchen featuring contemporary finishes. The second-floor unit includes two bedrooms and one bathroom and has a tenant in place until Spring of '27.
The property is located on Markbreit Avenue in Cincinnati’s Oakley area, within blocks of Oakley Square and Rookwood Commons. Restaurants, shopping, and entertainment are accessible from the surrounding walkable setting. The configuration supports an owner-occupant seeking rental income from the other unit or a buyer adding a two-unit property to a residential portfolio.
The property is located on Markbreit Avenue in Cincinnati’s Oakley area, within blocks of Oakley Square and Rookwood Commons. Restaurants, shopping, and entertainment are accessible from the surrounding walkable setting. The configuration supports an owner-occupant seeking rental income from the other unit or a buyer adding a two-unit property to a residential portfolio.
Key Highlights
- Two‑unit duplex built in 1918
- First‑floor unit includes 1 bedroom and 1 bath
- Remodeled first‑floor kitchen with modern finishes
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
$15,475
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
3.26%
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%
$309,500
$309.5K
Cap Rate 7%
$221,071
$221.1K
Cap Rate 9%
$171,944
$171.9K
Market Conditions
NOI Build-Up for 1,847 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
$23.5K $12.72/SF
− Vacancy
−$1.4K −$0.75/SF
EGI
$22.1K $11.97/SF
− OpEx
−$6.6K −$3.59/SF
NOI
$15.5K $8.38/SF
Area
Cincinnati, OH
Vacancy
5.90%
Lease Rate
$12.72 /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%
$309,500
Cap Rate 7%
$221,071
Cap Rate 9%
$171,944
Alternative Uses
Best Use
Multifamily LT 5
$221.1K
$193.4K – $257.9K
NOI $15,475 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$196.0K
$171.5K – $228.7K
NOI $13,723 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$367.2K
$321.3K – $428.4K
NOI $25,701 @ 7.0% cap · market cap 5.41%
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
1,648
Businesses Nearby
Explore this area
Business Placement
Demographics for 45209, OH
10,708
Population
6,592
Households
1.6
Avg Household Size
32
Median Age
75%
College-Educated
96%
High-School Grad
2.3 sq mi
ZIP Area
4,656
Density / Sq Mi
$87,841
Median Household Income
$67,356
Median Earnings
$1,291
Median Rent
$386,600
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-unit property with a remodeled first-floor kitchen and an occupied upper residence through spring of 2027.
Where is this duplex located?
The property is located at 2786 Markbreit Avenue Cincinnati, 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: Two‑unit duplex built in 1918; First‑floor unit includes 1 bedroom and 1 bath; Remodeled first‑floor kitchen with modern finishes
