Versatile Retail/Office
For Sale
Contact for pricing
601 North Verity Parkway, Middletown, OH 45042
5,525 SF building offers open high-ceiling interior and multiple drive-in doors with front, side, and rear parking.
Property Size5,525 SF
Lot Size0.55 Acres
Price / SF$85.97
Days on Market139
Property Features for 601 North Verity Parkway
General Information
Standard status
Active
Size
5,525 SF
Class
C
Lot size
0.55 Acres
Property subtype
Retail, Office
Zoning
US-C
Investment Type
Value Add
Additional Details
Traffic Count
10,500 vehicles/day
Building Details
Year Built
1972
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
KW Commercial Community Partners
Listed By:
Greg Blatt · License #OH-BRKA:0000286367
(937) 848-6255
Source:
Crexi
Added: Apr 23
Changed: Sep 3
Last Checked: Sep 8 at 6:07AM
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 KW Commercial Community Partners
Investment Insights
Based on property information with market context.
601 N Verity Parkway is a 5,525 SF commercial building designed with flexibility in mind. The interior provides open space and high ceilings, supporting reconfiguration for a range of commercial uses. Multiple drive-in doors enhance functional access and can accommodate different operational needs, depending on the tenant or buyer’s concept.
The property sits on approximately 0.55 acres and includes on-site parking areas at the front, side, and rear of the building for convenient customer and employee access. It is located along N Verity Parkway with approximately 9,000 to 10,500 vehicles per day. The City of Middletown has shown interest in encouraging restaurant and food-based uses along this corridor, and the zoning allows a broad mix of commercial applications.
With a versatile layout, practical drive-in access, and ample on-site parking, the building can be considered by investors, owner-users, or developers looking to reposition the asset for their intended business model.
The property sits on approximately 0.55 acres and includes on-site parking areas at the front, side, and rear of the building for convenient customer and employee access. It is located along N Verity Parkway with approximately 9,000 to 10,500 vehicles per day. The City of Middletown has shown interest in encouraging restaurant and food-based uses along this corridor, and the zoning allows a broad mix of commercial applications.
With a versatile layout, practical drive-in access, and ample on-site parking, the building can be considered by investors, owner-users, or developers looking to reposition the asset for their intended business model.
Key Highlights
- 5,525 SF commercial building built in 1972 in Middletown’s UC‑S District
- Open interior with high ceilings, suitable for retail, service, office, or conversion to a restaurant/food concept
- Multiple drive‑in doors for flexible vehicle access
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
$23,457
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
4.94%
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%
$469,140
$469.1K
Cap Rate 7%
$335,100
$335.1K
Cap Rate 9%
$260,633
$260.6K
Market Conditions
NOI Build-Up for 5,525 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
$35.8K $6.48/SF
− Vacancy
−$2.3K −$0.41/SF
EGI
$33.5K $6.07/SF
− OpEx
−$10.1K −$1.82/SF
NOI
$23.5K $4.25/SF
Area
Butler County, OH
Vacancy
6.40%
Lease Rate
$6.48 /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%
$469,140
Cap Rate 7%
$335,100
Cap Rate 9%
$260,633
Alternative Uses
Best Use
Office B
$898.9K
$786.5K – $1.05M
NOI $62,922 @ 7.0% cap · market cap 13.25%
Second Best
Retail
$335.1K
$293.2K – $391.0K
NOI $23,457 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$1.09M
$955.9K – $1.27M
NOI $76,468 @ 7.0% cap · market cap 16.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10,500 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 45042, OH
26,972
Population
12,324
Households
2.2
Avg Household Size
42
Median Age
20%
College-Educated
91%
High-School Grad
49.2 sq mi
ZIP Area
548
Density / Sq Mi
$66,732
Median Household Income
$41,800
Median Earnings
$950
Median Rent
$192,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 5,525 SF building offers open high-ceiling interior and multiple drive-in doors with front, side, and rear parking.
Where is this retail space located?
The property is located at 601 North Verity Parkway Middletown, OH.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 5,525 SF commercial building built in 1972 in Middletown’s UC‑S District; Open interior with high ceilings, suitable for retail, service, office, or conversion to a restaurant/food concept; Multiple drive‑in doors for flexible vehicle access
