Updated Two-Unit
For Sale
$334,900
3100 Griesmer Ave, Hamilton, OH 45015
Renovated duplex with one leased unit and one available for occupancy or lease-up.
Property Size2,105 SF
Price / SF$159.10
Days on Market42
Property Features for 3100 Griesmer Ave
General Information
Standard status
Active
Size
2,105 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
in-unit washer and dryer
basement laundry
breezeway/sunroom
private fenced patio
additional storage
Building Details
Year Built
1949
Buildings
1
Tenancy
Single
Listing Agency:
Plum Tree Realty
(513) 378-4663
Listed By:
Cassandra Olivares
Source:
Finn-team
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 5:27PM
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 Plum Tree Realty
Investment Insights
Based on property information with market context.
This two-unit residential income property contains 2,105 square feet and was built in 1949. Each apartment has two bedrooms and one bathroom. The lower-level residence includes an attached 2-car garage, in-unit laundry, a breezeway/sunroom, a fenced patio, and extra storage. The upper residence has basement laundry and its own storage area, while two additional locked storage units are located in the basement.
The roof, siding, soffits, gutters, furnaces, windows, entry doors, hot water heaters, garage doors, paint, and carpeting have been updated. One unit is leased, and the other is vacant for occupancy or lease-up. Tenants pay all utilities. The property is located at 3100 Griesmer Ave, Hamilton, OH 45015.
The roof, siding, soffits, gutters, furnaces, windows, entry doors, hot water heaters, garage doors, paint, and carpeting have been updated. One unit is leased, and the other is vacant for occupancy or lease-up. Tenants pay all utilities. The property is located at 3100 Griesmer Ave, Hamilton, OH 45015.
Key Highlights
- Two 2‑bedroom, 1‑bath units within 2,105 square feet
- One unit leased; second unit vacant for occupancy or lease‑up
- Lower unit includes attached 2‑car garage, in‑unit laundry, fenced patio, and storage
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
$20,529
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
6.13%
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%
$410,580
$410.6K
Cap Rate 7%
$293,271
$293.3K
Cap Rate 9%
$228,100
$228.1K
Market Conditions
NOI Build-Up for 2,105 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
$31.6K $15.00/SF
− Vacancy
−$2.2K −$1.07/SF
EGI
$29.3K $13.93/SF
− OpEx
−$8.8K −$4.18/SF
NOI
$20.5K $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%
$410,580
Cap Rate 7%
$293,271
Cap Rate 9%
$228,100
Alternative Uses
Best Use
Multifamily LT 5
$293.3K
$256.6K – $342.2K
NOI $20,529 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$269.9K
$236.1K – $314.9K
NOI $18,891 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$416.2K
$364.2K – $485.6K
NOI $29,134 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 45015, OH
12,103
Population
5,146
Households
2.4
Avg Household Size
37
Median Age
11%
College-Educated
87%
High-School Grad
5.6 sq mi
ZIP Area
2,161
Density / Sq Mi
$45,543
Median Household Income
$37,660
Median Earnings
$1,041
Median Rent
$116,600
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 - Renovated duplex with one leased unit and one available for occupancy or lease-up.
Where is this duplex located?
The property is located at 3100 Griesmer Ave Hamilton, OH.
What is the asking price?
The asking price for this property is $334,900.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units within 2,105 square feet; One unit leased; second unit vacant for occupancy or lease‑up; Lower unit includes attached 2‑car garage, in‑unit laundry, fenced patio, and storage
