New Construction Flex
For Sale
$1,100,000
420 Mcclurg Road, Boardman, OH 44512
CommercialSale, Boardman, OH
Property Size12,000 SF
Lot Size1.13 Acres
Price / SF$91.67
Days on Market166
Property Features for 420 Mcclurg Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Subdivision
H M Onion 1
Elementary school district
Boardman LSD - 5002
Middle school district
Boardman LSD - 5002
High school district
Boardman LSD - 5002
Directions
Souther Blvd or Market st to Mcclurg
Standard status
Active
APN
29-038-0-011.00-0
Lot size
1.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 2 164 X 300 H M ONION PLAT 1
Tax Annual Amount
3500
Legal Description
LOT 2 164 X 300 H M ONION PLAT 1
Building Details
Year built
2025
Listing Agency:
Gonatas Real Estate LLC
(330) 729-5004
Listed By:
Dennis D Gonatas Sr. · License #2023000272
(330) 501-8300
Added: Mar 10
Changed: Aug 20
Last Checked: Aug 22 at 2:06AM
MLS# 5191509
Copyright © 2026 MLS Now. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Completed in 2025, this 12,000 SF flex building offers a clear-span interior that can support a single occupant or be separated into four 3,000 SF suites. The structure is designed for future interior expansion, with front man-door locations and second-floor window openings that can support later office or mezzanine build-out. Three-phase electric is planned for the southwest corner, and major utilities are available at the site.
The property encompasses 1.129 acres at 420 McClurg Road in Boardman, Ohio. Highway access is approximately 1.3 miles away, while McClurg Road recorded 7,682 vehicles per day in a 2025 traffic study. The lot provides room for parking, equipment staging, or additional improvements, with a possible variance for west-side parking expansion.
The property encompasses 1.129 acres at 420 McClurg Road in Boardman, Ohio. Highway access is approximately 1.3 miles away, while McClurg Road recorded 7,682 vehicles per day in a 2025 traffic study. The lot provides room for parking, equipment staging, or additional improvements, with a possible variance for west-side parking expansion.
Key Highlights
- 12,000 SF flex building completed in 2025
- Can be divided into four 3,000 SF suites
- Clear‑span steel 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
$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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Clear-span space can serve one occupant or be arranged as multiple commercial suites.
Where is this flex space located?
The property is located at 420 Mcclurg Road Boardman, 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: 12,000 SF flex building completed in 2025; Can be divided into four 3,000 SF suites; Clear‑span steel construction
