Commercial Land with Existing
For Sale
$150,900
3405 Mahoning Avenue NW, Warren, OH 44483
COMMERCIAL - Warren, OH
Property Size1,176 SF
Lot Size1.30 Acres
Price / SF$128.32
Days on Market149
Property Features for 3405 Mahoning Avenue NW
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Brookside
Elementary school district
Warren CSD - 7820
Middle school district
Warren CSD - 7820
High school district
Warren CSD - 7820
Directions
From downtown Warren: Mahoning Ave past Warren Fabricating to the next light. Corner of Mahoning and North River Rd, property on left directly across from the Country Fair
Standard status
Active
APN
41-646037
Lot size
1.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
12 84.75F BKSIDE BUS MAHONING AV
Tax Annual Amount
1569
Legal Description
12 84.75F BKSIDE BUS MAHONING AV
Utilities
Sewer type
Public Sewer
Water source
Public
Listing Agency:
Altobelli Real Estate
(330) 652-0200
Listed By:
Barbara K Wike · License #2004000022
(330) 717-2787
Added: Mar 16
Changed: Aug 4
Last Checked: Aug 11 at 9:06PM
MLS# 5193606
Copyright © 2026 MLS Now. 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 1.2952-acre commercial land offering consists of 8 parcels with several retained improvements. The buildings include a 20-by-16 Donut Barn, a 12-by-18 Soap Store, and a 20-by-32 Pavilion. The Pavilion previously served as a produce stand, while the other structures support the property’s established small-scale commercial character.
Public water and public sewer are identified, and utility availability is noted across many of the parcels. The property is located at 3405 Mahoning Avenue NW in Warren, Ohio, near retail shopping and major routes, with downtown Warren described as minutes away. The combination of multiple parcels, existing structures, and prior retail-oriented site use provides a defined commercial land offering with improvements already in place.
Public water and public sewer are identified, and utility availability is noted across many of the parcels. The property is located at 3405 Mahoning Avenue NW in Warren, Ohio, near retail shopping and major routes, with downtown Warren described as minutes away. The combination of multiple parcels, existing structures, and prior retail-oriented site use provides a defined commercial land offering with improvements already in place.
Key Highlights
- 1.2952 acres across 8 parcels
- Retained 20‑by‑16 Donut Barn, 12‑by‑18 Soap Store, and 20‑by‑32 Pavilion
- Public water and public sewer identified
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
$11,356
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
7.53%
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%
$227,120
$227.1K
Cap Rate 7%
$162,229
$162.2K
Cap Rate 9%
$126,178
$126.2K
Market Conditions
NOI Build-Up for 1,176 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
$16.9K $14.40/SF
− Vacancy
−$711 −$0.60/SF
EGI
$16.2K $13.80/SF
− OpEx
−$4.9K −$4.14/SF
NOI
$11.4K $9.66/SF
Area
Trumbull County, OH
Vacancy
4.20%
Lease Rate
$14.40 /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%
$227,120
Cap Rate 7%
$162,229
Cap Rate 9%
$126,178
Alternative Uses
Best Use
Retail
$162.2K
$142.0K – $189.3K
NOI $11,356 @ 7.0% cap · market cap 7.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$223.2K
$195.3K – $260.4K
NOI $15,625 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
653
Businesses Nearby
Explore this area
Business Placement
Demographics for 44483, OH
24,840
Population
12,469
Households
2
Avg Household Size
43
Median Age
17%
College-Educated
89%
High-School Grad
18.3 sq mi
ZIP Area
1,357
Density / Sq Mi
$47,629
Median Household Income
$32,289
Median Earnings
$796
Median Rent
$100,600
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?
Commercial land - Eight-parcel commercial land offering retained small structures and public water and sewer service.
Where is this commercial land located?
The property is located at 3405 Mahoning Avenue NW Warren, OH.
What is the asking price?
The asking price for this property is $150,900.
What are key features of this property?
This property features: 1.2952 acres across 8 parcels; Retained 20‑by‑16 Donut Barn, 12‑by‑18 Soap Store, and 20‑by‑32 Pavilion; Public water and public sewer identified
