Multi-Parcel Mixed-Use Development
For Sale
$1,150,000
5545 Madison Rd, Cincinnati, OH 45227
Three parcels with existing structures and off-street parking, positioned for residential and mixed-use development under T4N.SF zoning.
Property Size5,425 SF
Price / SF$211.98
Days on Market75
Property Features for 5545 Madison Rd
General Information
Standard status
Active
Size
5,425 SF
Zoning
T4N.SF
Taxes and HOA fees
Annual Taxes
$8,312
Building Details
Construction
Victorian
Listing Agency:
Coldwell Banker Realty
(513) 321-9944
Listed By:
Meg S. Perez
(513) 658-7478
Source:
Exprealty
Added: Jun 23
Changed: Sep 4
Last Checked: Sep 5 at 2:49PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This multi-parcel development site includes three parcels sold together: 5545 and 5539 Madison Rd, plus 4921 Stewart Ave. The offering features an 11-room Victorian-style home with finishes that is currently used commercially, a 1,700 sf building used as a film studio, and a spacious newer garage. The property also includes substantial off-street parking.
Located in the heart of the newest Residential & Business District in Madisonville, the site sits near new residential construction and within the area highlighted for residential and mixed-use development. Public remarks also note nearby activity such as Element Eatery, along with new restaurants and shops.
The property is identified with T4N.SF zoning, which supports walkability through residential and mixed-use development. Sale includes all three addresses, offering flexibility for owner-occupancy with leasable space, reconfiguration of existing buildings, or development of new residential product.
Located in the heart of the newest Residential & Business District in Madisonville, the site sits near new residential construction and within the area highlighted for residential and mixed-use development. Public remarks also note nearby activity such as Element Eatery, along with new restaurants and shops.
The property is identified with T4N.SF zoning, which supports walkability through residential and mixed-use development. Sale includes all three addresses, offering flexibility for owner-occupancy with leasable space, reconfiguration of existing buildings, or development of new residential product.
Key Highlights
- Three parcels totaling almost 1 acre in Madisonville’s newest Residential & Business District
- T4N.SF zoning supports residential and mixed‑use development, encouraging walkability
- Sale includes 5545 & 5539 Madison Rd plus 4921 Stewart Ave
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
$64,748
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
5.63%
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%
$1,294,960
$1.3M
Cap Rate 7%
$924,971
$925.0K
Cap Rate 9%
$719,422
$719.4K
Market Conditions
NOI Build-Up for 5,425 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
$112.0K $20.64/SF
− Vacancy
−$25.6K −$4.73/SF
EGI
$86.3K $15.91/SF
− OpEx
−$21.6K −$3.98/SF
NOI
$64.7K $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%
$1,294,960
Cap Rate 7%
$924,971
Cap Rate 9%
$719,422
Alternative Uses
Best Use
Office B
$925.0K
$809.4K – $1.08M
NOI $64,748 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$943.6K – $1.26M
NOI $75,489 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
840
Businesses Nearby
Explore this area
Business Placement
Demographics for 45227, OH
18,427
Population
9,425
Households
2
Avg Household Size
38
Median Age
53%
College-Educated
94%
High-School Grad
5.8 sq mi
ZIP Area
3,177
Density / Sq Mi
$70,614
Median Household Income
$50,011
Median Earnings
$1,220
Median Rent
$256,400
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?
Commercial land - Three parcels with existing structures and off-street parking, positioned for residential and mixed-use development under T4N.SF zoning.
Where is this commercial land located?
The property is located at 5545 Madison Rd Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Three parcels totaling almost 1 acre in Madisonville’s newest Residential & Business District; T4N.SF zoning supports residential and mixed‑use development, encouraging walkability; Sale includes 5545 & 5539 Madison Rd plus 4921 Stewart Ave
