Updated Retail
For Sale
$70,000
3305 Main Street, Moraine, OH 45439
Commercial Sale, Moraine, OH
Property Size416 SF
Lot Size0.12 Acres
Price / SF$168.27
Days on Market54
Property Features for 3305 Main Street
General Information
Property type
Residential
Property subtype
Retail
Directions
main st
Subdivision
Montgomery-E30
Standard status
Active
APN
J441210020054
Size
416 SF
Lot size
0.12 Acres
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1945
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
Plum Tree Realty
(513) 443-5060
Listed By:
Timothy Bowman
(513) 378-4663
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 30 at 5:06PM
MLS# 1885970
Copyright © 2026 MLS of Greater Cincinnati, Inc. 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.
This retail property contains 416 square feet within a block-construction building completed in 1945. The interior has been updated with vinyl flooring, while electric heating supports the space. A shingle roof completes the existing improvements.
Positioned at 3305 Main Street in Moraine, Ohio, the property is described as retail-zoned and sits along a busy street. Any future use will require approval from the City of Moraine.
Positioned at 3305 Main Street in Moraine, Ohio, the property is described as retail-zoned and sits along a busy street. Any future use will require approval from the City of Moraine.
Key Highlights
- 416 square feet of retail space
- Retail zoning with future‑use approval required from the City of Moraine
- Updated interior with vinyl flooring
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
$4,838
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%
$96,760
$96.8K
Cap Rate 7%
$69,114
$69.1K
Cap Rate 9%
$53,756
$53.8K
Market Conditions
NOI Build-Up for 416 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
$7.5K $18.00/SF
− Vacancy
−$577 −$1.39/SF
EGI
$6.9K $16.61/SF
− OpEx
−$2.1K −$4.98/SF
NOI
$4.8K $11.63/SF
Area
Montgomery County, OH
Vacancy
7.70%
Lease Rate
$18.00 /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%
$96,760
Cap Rate 7%
$69,114
Cap Rate 9%
$53,756
Alternative Uses
Best Use
Retail
$69.1K
$60.5K – $80.6K
NOI $4,838 @ 7.0% cap · market cap 6.91%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.93M
$3.44M – $4.59M
NOI $275,420 @ 7.0% cap · market cap 393.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 45439, OH
11,726
Population
5,290
Households
2.2
Avg Household Size
39
Median Age
17%
College-Educated
88%
High-School Grad
7.8 sq mi
ZIP Area
1,503
Density / Sq Mi
$47,788
Median Household Income
$32,995
Median Earnings
$1,001
Median Rent
$120,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Retail space - Compact retail property with refreshed interior finishes on Main Street in Moraine.
Where is this retail space located?
The property is located at 3305 Main Street Moraine, OH.
What is the asking price?
The asking price for this property is $70,000.
What are key features of this property?
This property features: 416 square feet of retail space; Retail zoning with future‑use approval required from the City of Moraine; Updated interior with vinyl flooring
