Updated Two-Unit
For Sale
$465,000
3784 Isabella Avenue, Cincinnati, OH 45209
Two residential units offer updated kitchens, dedicated laundry arrangements, and central air.
Property Size1,870 SF
Days on Market87
Property Features for 3784 Isabella Avenue
General Information
Standard status
Active
Size
1,870 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
deck
in-unit laundry
basement laundry
Building Details
Building Size
1,870 SF
Year Built
1906
Buildings
1
Listing Agency:
Coldwell Banker Realty
Listed By:
K. Michael Blum
(513) 218-0920
Source:
Trulyremarkableservice.kw
Added: Jun 18
Changed: Sep 8
Last Checked: Sep 11 at 4:33AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1906, this duplex contains two residential units, each with 2 bedrooms and 1 bath. Both apartments have updated kitchens, while central air, gas service, and fireplaces add to the existing interior features. The property also includes a porch and deck, with stairs providing access to the second-floor exterior area.
The second-floor unit includes in-unit laundry. The first-floor apartment has dedicated laundry in the basement, which also provides storage reserved for that unit. Major property improvements include a roof installed in 2020, HVAC installed in 2020, and a new deck with stairs to the upper level.
Positioned on a corner lot at 3784 Isabella Avenue, the duplex is located between Wasson Way and Oakley Square, with Oakley and Hyde Park nearby.
The second-floor unit includes in-unit laundry. The first-floor apartment has dedicated laundry in the basement, which also provides storage reserved for that unit. Major property improvements include a roof installed in 2020, HVAC installed in 2020, and a new deck with stairs to the upper level.
Positioned on a corner lot at 3784 Isabella Avenue, the duplex is located between Wasson Way and Oakley Square, with Oakley and Hyde Park nearby.
Key Highlights
- Two units, each with 2 bedrooms and 1 bath
- Updated kitchens in both apartments
- Roof and HVAC installed in 2020
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
$15,668
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
3.37%
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%
$313,360
$313.4K
Cap Rate 7%
$223,829
$223.8K
Cap Rate 9%
$174,089
$174.1K
Market Conditions
NOI Build-Up for 1,870 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
$23.8K $12.72/SF
− Vacancy
−$1.4K −$0.75/SF
EGI
$22.4K $11.97/SF
− OpEx
−$6.7K −$3.59/SF
NOI
$15.7K $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%
$313,360
Cap Rate 7%
$223,829
Cap Rate 9%
$174,089
Alternative Uses
Best Use
Multifamily LT 5
$223.8K
$195.9K – $261.1K
NOI $15,668 @ 7.0% cap · market cap 3.37%
Second Best
Apartment 5plus
$198.5K
$173.7K – $231.6K
NOI $13,894 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$371.7K
$325.3K – $433.7K
NOI $26,021 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,289
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer updated kitchens, dedicated laundry arrangements, and central air.
Where is this duplex located?
The property is located at 3784 Isabella Avenue Cincinnati, OH.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 bath; Updated kitchens in both apartments; Roof and HVAC installed in 2020
