Divisible Clear-Span Flex
For Sale
$1,100,000
420 Mcclurg Rd, Youngstown, OH 44512
New construction flex/industrial building offers clear-span space divisible into four suites with practical expansion options.
Property Size12,000 SF
Price / SF$91.67
Days on Market161
Property Features for 420 Mcclurg Rd
General Information
Standard status
Active
Size
12,000 SF
Site & Location
Traffic Count
7,682 vehicles/day
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$3,500
Listing Agency:
Gonatas Real Estate LLC
(330) 501-8300
Listed By:
Dennis D Gonatas Sr. · License #2023000272
(330) 501-8300
Source:
Exprealty
Added: Mar 12
Changed: Aug 14
Last Checked: Aug 17 at 8:01PM
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 Gonatas Real Estate LLC
Investment Insights
Based on property information with market context.
This newly constructed commercial building provides 12,000 square feet of clear-span steel interior space designed for flexible use. The layout supports either a single-user configuration or division into four 3,000 square foot suites, with the flexibility to serve owner-users, contractors, service businesses, or warehouse and distribution uses. The building has been planned to accommodate future build-out, including front man door locations and second-floor window placements for potential office or mezzanine additions. Three-phase electric has been blueprinted for the southwest corner of the building, and all major utilities are available at the site.
The property is located in Boardman Township on McClurg Road, approximately 1.3 miles from highway access for convenient regional connectivity. McClurg Road is supported by a 2025 traffic study showing approximately 7,682 vehicles per day, supporting steady visibility while maintaining straightforward access to nearby commercial corridors. The building sits on a spacious lot with room for parking and equipment staging, and a variance may be applied to expand the parking area to the west if additional parking is needed.
For tenants and operators, the clear-span configuration can simplify layout planning and support a range of light industrial and flexible commercial applications. For buyers, the divisible design offers the option to occupy one suite while leasing the balance, or to reposition the asset across multiple tenant spaces if desired, subject to applicable feasibility and approvals.
The property is located in Boardman Township on McClurg Road, approximately 1.3 miles from highway access for convenient regional connectivity. McClurg Road is supported by a 2025 traffic study showing approximately 7,682 vehicles per day, supporting steady visibility while maintaining straightforward access to nearby commercial corridors. The building sits on a spacious lot with room for parking and equipment staging, and a variance may be applied to expand the parking area to the west if additional parking is needed.
For tenants and operators, the clear-span configuration can simplify layout planning and support a range of light industrial and flexible commercial applications. For buyers, the divisible design offers the option to occupy one suite while leasing the balance, or to reposition the asset across multiple tenant spaces if desired, subject to applicable feasibility and approvals.
Key Highlights
- New construction 12,000 SF commercial building on McClurg Road in Boardman Township
- Divisible into four 3,000 SF suites, or can be configured for a single user
- Clear‑span interior with steel construction for flexible commercial or light industrial use
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
$59,877
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
5.44%
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%
$1,197,540
$1.2M
Cap Rate 7%
$855,386
$855.4K
Cap Rate 9%
$665,300
$665.3K
Market Conditions
NOI Build-Up for 12,000 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
$76.9K $6.41/SF
− Vacancy
−$6.5K −$0.54/SF
EGI
$70.4K $5.87/SF
− OpEx
−$10.6K −$0.88/SF
NOI
$59.9K $4.99/SF
Area
Mahoning County, OH
Vacancy
8.42%
Lease Rate
$6.41 /SF/Yr
Expense Ratio
15.00%
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%
$1,197,540
Cap Rate 7%
$855,386
Cap Rate 9%
$665,300
Alternative Uses
Best Use
Warehouse
$855.4K
$748.5K – $998.0K
NOI $59,877 @ 7.0% cap · market cap 5.44%
Second Best
Industrial
$704.4K
$616.4K – $821.8K
NOI $49,310 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.26M
$1.98M – $2.64M
NOI $158,515 @ 7.0% cap · market cap 14.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,682 VPD
Traffic count
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
447
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 44512, OH
33,282
Population
15,770
Households
2.1
Avg Household Size
44
Median Age
35%
College-Educated
94%
High-School Grad
17.0 sq mi
ZIP Area
1,958
Density / Sq Mi
$62,311
Median Household Income
$38,828
Median Earnings
$788
Median Rent
$158,800
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - New construction flex/industrial building offers clear-span space divisible into four suites with practical expansion options.
Where is this flex space located?
The property is located at 420 Mcclurg Rd Youngstown, OH.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: New construction 12,000 SF commercial building on McClurg Road in Boardman Township; Divisible into four 3,000 SF suites, or can be configured for a single user; Clear‑span interior with steel construction for flexible commercial or light industrial use
