Two-Story Commercial Space in
For Sale
$1,399,000
3927 Brotherton Rd, Cincinnati, OH 45209
Well-kept, versatile commercial building in Oakley with central access.
Property Size10,000 SF
Lot Size0.21 Acres
Price / SF$139.90
Days on Market195
Property Features for 3927 Brotherton Rd
General Information
Standard status
Active
Size
10,000 SF
Lot size
0.21 Acres
Listing Agency:
Keller Williams Advisors
(513) 600-0063
Listed By:
Jeffrey J Asquith · License #2017005140
(513) 600-0063
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 1 at 3:22PM
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 Keller Williams Advisors
Investment Insights
Based on property information with market context.
Available for sale is a two-story commercial building in Oakley, offering over 10,000 square feet of space. Constructed with durable brick and block, the building provides convenience and central access. The top floor is move-in ready and includes private offices, open office partitions, a reception area, a conference room, a kitchenette/breakroom, and restrooms. The main level features four entrances, private offices, restrooms, a kitchenette/breakroom, and a small warehouse with exterior access. The property is surrounded by national retailers, dining options, fitness centers, and hospitality venues. It offers easy access to I-71/I-75, and is located 15 minutes from downtown Cincinnati and 30 minutes from CVG. This versatile building is suitable for businesses seeking a place to grow.
Key Highlights
- Over 10,000 sq. ft. of well‑maintained commercial space.
- Move‑in‑ready top floor with private offices, open office space, conference room, and breakroom.
- Durable brick and block construction.
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
$119,351
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
8.53%
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%
$2,387,020
$2.4M
Cap Rate 7%
$1,705,014
$1.7M
Cap Rate 9%
$1,326,122
$1.3M
Market Conditions
NOI Build-Up for 10,000 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
$206.4K $20.64/SF
− Vacancy
−$47.3K −$4.73/SF
EGI
$159.1K $15.91/SF
− OpEx
−$39.8K −$3.98/SF
NOI
$119.4K $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%
$2,387,020
Cap Rate 7%
$1,705,014
Cap Rate 9%
$1,326,122
Alternative Uses
Best Use
Office B
$1.71M
$1.49M – $1.99M
NOI $119,351 @ 7.0% cap · market cap 8.53%
Second Best
Warehouse
$835.7K
$731.2K – $975.0K
NOI $58,497 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,150 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
825
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
Market
Vacancy Rate% for Office in Cincinnati, OH
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-kept, versatile commercial building in Oakley with central access.
Where is this office building located?
The property is located at 3927 Brotherton Rd Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Over 10,000 sq. ft. of well‑maintained commercial space.; Move‑in‑ready top floor with private offices, open office space, conference room, and breakroom.; Durable brick and block construction.
