Corner Commercial Office
For Sale
Contact for pricing
3770 Reading Road, Cincinnati, OH 45229
For-sale commercial building with a large parking lot and corner placement on a high-traffic corridor.
Property Size2,736 SF
Lot Size0.50 Acres
Price / SF$182.75
Days on Market71
Property Features for 3770 Reading Road
General Information
Standard status
Active
Size
2,736 SF
Lot size
0.50 Acres
Property subtype
Retail, Office
Zoning
RM-1.2 - RM-1.2
Building Details
Year Built
1960
Units
40
Listing Agency:
Robert Louis Group
Listed By:
David Hornberger · License #OH 2013000574
Source:
Crexi
Added: Jun 17
Changed: Aug 16
Last Checked: Aug 25 at 11:46PM
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 Robert Louis Group
Investment Insights
Based on property information with market context.
This for-sale commercial building offers office space and multiple use possibilities, including configurations marketed as suited for a small business, daycare, or medical office. The property includes a large parking lot and sits on a sizable parcel, giving it a straightforward, customer-accessible setup.
The building is positioned on a major corner in the heart of the city on Reading Road, with a high traffic count and prominent road visibility. The corner location and parking area support convenient arrival and easy navigation for employees, families, patients, and visitors.
From a tenant and operator standpoint, the site’s combination of office space, parking, and corridor exposure can fit businesses that rely on consistent day-to-day access. The current offering also notes the option to discuss zoning changes with the city if a retail use is desired, and it highlights demand for service-based businesses such as restaurants and coffee shops along the Reading Road corridor. Interested parties should evaluate the space layout for their specific program and confirm any zoning or use requirements directly with the City of Cincinnati.
The building is positioned on a major corner in the heart of the city on Reading Road, with a high traffic count and prominent road visibility. The corner location and parking area support convenient arrival and easy navigation for employees, families, patients, and visitors.
From a tenant and operator standpoint, the site’s combination of office space, parking, and corridor exposure can fit businesses that rely on consistent day-to-day access. The current offering also notes the option to discuss zoning changes with the city if a retail use is desired, and it highlights demand for service-based businesses such as restaurants and coffee shops along the Reading Road corridor. Interested parties should evaluate the space layout for their specific program and confirm any zoning or use requirements directly with the City of Cincinnati.
Key Highlights
- Commercial building built in 1960
- Nearly half‑acre site with a large parking lot
- Located on a major corner with high traffic count
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
$32,654
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
6.53%
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%
$653,080
$653.1K
Cap Rate 7%
$466,486
$466.5K
Cap Rate 9%
$362,822
$362.8K
Market Conditions
NOI Build-Up for 2,736 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
$56.5K $20.64/SF
− Vacancy
−$12.9K −$4.73/SF
EGI
$43.5K $15.91/SF
− OpEx
−$10.9K −$3.98/SF
NOI
$32.7K $11.94/SF
Area
Cincinnati, OH
Vacancy
22.90%
Lease Rate
$20.64 /SF/Yr
Expense Ratio
25.00%
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%
$653,080
Cap Rate 7%
$466,486
Cap Rate 9%
$362,822
Alternative Uses
Best Use
Office B
$466.5K
$408.2K – $544.2K
NOI $32,654 @ 7.0% cap · market cap 6.53%
Second Best
Healthcare Medical
$453.1K
$396.5K – $528.6K
NOI $31,716 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$543.9K
$475.9K – $634.5K
NOI $38,071 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
468
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45229, OH
12,540
Population
7,813
Households
1.6
Avg Household Size
37
Median Age
31%
College-Educated
87%
High-School Grad
2.7 sq mi
ZIP Area
4,644
Density / Sq Mi
$30,829
Median Household Income
$25,772
Median Earnings
$831
Median Rent
$316,000
Median Home Value
Market
Vacancy Rate% for Office in Cincinnati, OH
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - For-sale commercial building with a large parking lot and corner placement on a high-traffic corridor.
Where is this medical office space located?
The property is located at 3770 Reading Road Cincinnati, OH.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Commercial building built in 1960; Nearly half‑acre site with a large parking lot; Located on a major corner with high traffic count
