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    Multi-Story Office Building with Elevator Title is generated by Realmo AI

    400 N Main Street, Piqua, OH 45356

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    For Sale
    $400,000

    SINGLE_FAMILY - Piqua, OH

    Type:Office
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for 400 N Main Street

    General Information

    Property type
    Residential
    Property subtype
    Office
    Parking features
    On Street
    Interior features
    Elevator
    Exterior features
    Sidewalks
    Accessibility
    Accessible Elevator Installed
    Standard status
    Active

    Utilities

    Heating system
    Natural Gas, Electric (Heating), Forced Air

    Building Details

    Flooring type
    Wood
    Building materials
    Brick
    Roof type
    Rolled Hot Mop

    We can help!

    Listing Contact
    Steve Callahan

    Listing agent Steve Callahan

    Listing office Plum Tree Realty 9078 Union Centre Blvd Ste 350, West Chester, OH

    Listing date Jun 4, 2026

    MLS# 1881949

    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.

    HighLights

    • Brick building with 5 floors and an elevator servicing all floors
    • Accessible elevator installed and elevator included for added accessibility
    • Heating options include electric, forced air, and natural gas
    • Wood flooring and rolled hot mop roof
    • On‑street parking available with sidewalks nearby

    Overview

    This well-maintained office building features five floors, each served by an elevator. The property is offered as a single commercial asset for sale, presenting a straightforward multi-level layout suitable for a range of professional office uses.

    The building is located at 400 N Main Street in Piqua, Ohio, with frontage on Main St and Ash. Public remarks also indicate city views, which can be an asset for office occupants looking for an outlook from interior spaces. The elevator and multi-floor configuration can support tenants that need efficient vertical access.

    For buyers or operators, the building’s core advantage is its practical office setup: elevator-serviced levels and a maintained structure designed for ongoing occupancy. The available information does not specify current tenant status or unit mix, so prospective buyers may want to verify occupancy, floor-by-floor configuration, and any existing improvements during their due diligence. With easy showings noted, the property is positioned for interested parties to review firsthand and confirm how the building can best serve their intended office strategy.
    Property Profile Location Intelligence

    Current Use by Public Records

    Main Optical Ophthalmologist George W. Reed, ... Physician David Littlejohn Physician Arbadella Frank Ophthalmologist Jon Frank Production Facility

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Piqua
    County
    Miami
    State
    Ohio
    Longitude
    -84.239831
    Latitude
    40.149845

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    FAQs

    What type of property is this?
    Office building - Five-story office building with elevator service to every level on a main thoroughfare.
    Where is this office building located?
    The property is located at 400 N Main Street Piqua, OH.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Brick building with 5 floors and an elevator servicing all floors; Accessible elevator installed and elevator included for added accessibility; Heating options include electric, forced air, and natural gas
    (513) 378-4663
    We can help!
    Listing Contact
    Steve Callahan
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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