Renovated Duplex with In-Unit
For Sale
$359,900
462 Dayton St, Cincinnati, OH 45214
Two residential units offer separate utilities and individual laundry.
Property Size2,490 SF
Price / SF$144.54
Days on Market14
Property Features for 462 Dayton St
General Information
Standard status
Active
Size
2,490 SF
Property subtype
Multi-Family
Building Details
Year Built
1876
Listing Agency:
Plum Tree Realty
(513) 378-4663
Listed By:
Troy Kutcha · License #2024000279
Source:
Cincylivingwithangela
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 29 at 6:42PM
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 Plum Tree Realty
Investment Insights
Based on property information with market context.
This Cincinnati duplex contains 2,490 square feet and was renovated in 2023. The property includes two separate units, each with in-unit laundry and separate utilities. The first unit has three bedrooms and one bathroom and is vacant for immediate occupancy. The second includes two bedrooms and one bathroom and is leased through April 2027. Tenants pay all utilities other than water.
Built in 1876, the property is located at 462 Dayton St. It is approximately half a mile from FC Cincinnati Stadium and Findlay Market, one mile from the University of Cincinnati, and minutes from downtown and Over-the-Rhine. The layout supports either owner occupancy with a second unit in operation or continued use as a two-unit residential property.
Built in 1876, the property is located at 462 Dayton St. It is approximately half a mile from FC Cincinnati Stadium and Findlay Market, one mile from the University of Cincinnati, and minutes from downtown and Over-the-Rhine. The layout supports either owner occupancy with a second unit in operation or continued use as a two-unit residential property.
Key Highlights
- 2,490‑square‑foot duplex renovated in 2023
- Unit 1: 3 bedrooms and 1 bathroom; vacant and ready for occupancy
- Unit 2: 2 bedrooms and 1 bathroom; leased through April 2027
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
$20,863
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
5.80%
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%
$417,260
$417.3K
Cap Rate 7%
$298,043
$298.0K
Cap Rate 9%
$231,811
$231.8K
Market Conditions
NOI Build-Up for 2,490 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
$31.7K $12.72/SF
− Vacancy
−$1.9K −$0.75/SF
EGI
$29.8K $11.97/SF
− OpEx
−$8.9K −$3.59/SF
NOI
$20.9K $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%
$417,260
Cap Rate 7%
$298,043
Cap Rate 9%
$231,811
Alternative Uses
Best Use
Multifamily LT 5
$298.0K
$260.8K – $347.7K
NOI $20,863 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$264.3K
$231.3K – $308.3K
NOI $18,500 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$495.0K
$433.1K – $577.5K
NOI $34,648 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,629
Businesses Nearby
Explore this area
Business Placement
Demographics for 45214, OH
8,901
Population
5,028
Households
1.8
Avg Household Size
32
Median Age
23%
College-Educated
88%
High-School Grad
2.7 sq mi
ZIP Area
3,297
Density / Sq Mi
$26,348
Median Household Income
$27,243
Median Earnings
$762
Median Rent
$102,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate utilities and individual laundry.
Where is this duplex located?
The property is located at 462 Dayton St Cincinnati, OH.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: 2,490‑square‑foot duplex renovated in 2023; Unit 1: 3 bedrooms and 1 bathroom; vacant and ready for occupancy; Unit 2: 2 bedrooms and 1 bathroom; leased through April 2027
