Multi-Tenant Retail Investment
For Sale
Contact for pricing
Pending
6470 Glenway Ave, Cincinnati, OH 45211
Retail investment opportunity in Cincinnati's Western Hills neighborhood.
Property Size7,566 SF
Days on Market191
Property Features for 6470 Glenway Ave
General Information
Standard status
Pending
Size
7,566 SF
Property subtype
Retail
Zoning
F-Light Industry
Lease Type
NNN
Building Details
Year Built
1980
Buildings
1
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Sudbrack Kron Commercial Real Estate
(513) 271-2460
Listed By:
Spencer Kron · License #OH BRK.2004009320
Source:
Crexi
Added: Feb 11
Changed: Aug 8
Last Checked: Jul 24 at 11:37AM
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 Sudbrack Kron Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 6470 Glenway Avenue, Cincinnati, OH 45211, this multi-tenant retail investment opportunity is positioned along one of the primary retail and business corridors in the Cincinnati metro area. Glenway Avenue is a well-traveled thoroughfare serving the heart of Western Hills, providing strong visibility and consistent consumer traffic. This neighborhood retail center is surrounded by high-density residential communities, supporting stable demand from a loyal local customer base. The property benefits from excellent street presence and is anchored by a large pylon street sign, offering prominent exposure for multiple tenants. The property, with a size of 7566 square feet, is well-suited for service-oriented, food, and neighborhood retail tenants, creating durable cash flow potential for investors seeking a foothold in a proven submarket. It represents an exceptional opportunity to acquire a stable neighborhood retail asset in a well-established Cincinnati submarket.
Key Highlights
- Located on a primary retail corridor (Glenway Avenue) with high visibility and consistent consumer traffic.
- Anchored by a large pylon street sign, providing prominent exposure for multiple tenants.
- Surrounded by high‑density residential communities, ensuring a stable and loyal customer base.
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
$77,663
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
5.97%
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%
$1,553,260
$1.6M
Cap Rate 7%
$1,109,471
$1.1M
Cap Rate 9%
$862,922
$862.9K
Market Conditions
NOI Build-Up for 7,566 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
$118.0K $15.60/SF
− Vacancy
−$7.1K −$0.94/SF
EGI
$110.9K $14.66/SF
− OpEx
−$33.3K −$4.40/SF
NOI
$77.7K $10.26/SF
Area
ZIP 45211
Vacancy
6.00%
Lease Rate
$15.60 /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%
$1,553,260
Cap Rate 7%
$1,109,471
Cap Rate 9%
$862,922
Alternative Uses
Best Use
Retail
$1.11M
$970.8K – $1.29M
NOI $77,663 @ 7.0% cap · market cap 5.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.50M
$1.32M – $1.75M
NOI $105,281 @ 7.0% cap · market cap 8.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
998
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 45211, OH
37,868
Population
17,169
Households
2.2
Avg Household Size
37
Median Age
29%
College-Educated
89%
High-School Grad
9.0 sq mi
ZIP Area
4,208
Density / Sq Mi
$54,582
Median Household Income
$39,788
Median Earnings
$915
Median Rent
$156,600
Median Home Value
Market
Vacancy Rate% for Retail in Cincinnati, OH
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Retail investment opportunity in Cincinnati's Western Hills neighborhood.
Where is this shopping center located?
The property is located at 6470 Glenway Ave Cincinnati, OH.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Located on a primary retail corridor (Glenway Avenue) with high visibility and consistent consumer traffic.; Anchored by a large pylon street sign, providing prominent exposure for multiple tenants.; Surrounded by high‑density residential communities, ensuring a stable and loyal customer base.
