Duplex with Established
New
For Sale
$850,000
6159 Branch Hill Miamiville Road, Loveland, OH 45140
Two living areas have separate electric meters and connect through an interior dividing door.
Property Size3,576 SF
Price / SF$237.70
Days on Market2
Property Features for 6159 Branch Hill Miamiville Road
General Information
Standard status
Active
Size
3,576 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
pond
greenhouse
natural freshwater spring
garden
maple trees
vaulted ceilings
skylights
sunroom
Building Details
Year Built
1965
Listing Agency:
Re/Max Preferred Group (513-874-8373)
Listed By:
Tami Holmes · License #2005015284
(937) 506-8360
Source:
Tami-holmes
Added: Sep 24
Last Checked: Sep 24 at 2:13PM
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 Re/Max Preferred Group (513-874-8373)
Investment Insights
Based on property information with market context.
Built in 1965, this 3,576-square-foot duplex has two distinct living spaces, separate electric meters, and a dividing door between them. Interior features include vaulted ceilings, skylights, and a sunroom with six sliding glass doors.
The grounds include a pond, greenhouse, freshwater spring, and a 50-by-50-foot garden with additional raised beds. Maple trees are present, and the property is near the Little Miami River, a bike trail, and major highways.
The grounds include a pond, greenhouse, freshwater spring, and a 50-by-50-foot garden with additional raised beds. Maple trees are present, and the property is near the Little Miami River, a bike trail, and major highways.
Key Highlights
- Two living spaces with separate electric meters and an interior dividing door
- 3,576 square feet; built in 1965
- Sunroom features six sliding glass doors, with vaulted ceilings and skylights elsewhere in the home
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
$33,740
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
3.97%
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%
$674,800
$674.8K
Cap Rate 7%
$482,000
$482.0K
Cap Rate 9%
$374,889
$374.9K
Market Conditions
NOI Build-Up for 3,576 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
$51.1K $14.28/SF
− Vacancy
−$2.9K −$0.80/SF
EGI
$48.2K $13.48/SF
− OpEx
−$14.5K −$4.04/SF
NOI
$33.7K $9.44/SF
Area
Hamilton County, OH
Vacancy
5.61%
Lease Rate
$14.28 /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%
$674,800
Cap Rate 7%
$482,000
Cap Rate 9%
$374,889
Alternative Uses
Best Use
Multifamily LT 5
$482.0K
$421.8K – $562.3K
NOI $33,740 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$441.0K
$385.9K – $514.5K
NOI $30,871 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$641.1K
$561.0K – $748.0K
NOI $44,877 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 45140, OH
56,386
Population
22,684
Households
2.5
Avg Household Size
40
Median Age
53%
College-Educated
97%
High-School Grad
44.1 sq mi
ZIP Area
1,279
Density / Sq Mi
$110,781
Median Household Income
$58,882
Median Earnings
$1,379
Median Rent
$340,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two living areas have separate electric meters and connect through an interior dividing door.
Where is this duplex located?
The property is located at 6159 Branch Hill Miamiville Road Loveland, OH.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Two living spaces with separate electric meters and an interior dividing door; 3,576 square feet; built in 1965; Sunroom features six sliding glass doors, with vaulted ceilings and skylights elsewhere in the home
