Historic Five-Story Office
For Sale
$2,800,000
8 N Court, Athens, OH 45701
Five-story historic office building with rented upper floors and first-floor space anchored by Fluff Bakery.
Property Size17,871 SF
Price / SF$156.68
Days on Market784
Property Features for 8 N Court
General Information
Standard status
Active
Size
17,871 SF
Total Parking Spaces
14
Zoning
B2D
Taxes and HOA fees
Annual Taxes
$18,900
Building Details
Stories
5
Tenancy
Multi
Listing Agency:
The Athens Real Estate Co., Ltd.
(740) 589-4600
Listed By:
Susan Barga
(740) 590-0902
Source:
Exprealty
Added: Jul 15, 2024
Changed: Sep 3
Last Checked: Sep 5 at 12:47PM
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 The Athens Real Estate Co., Ltd.
Investment Insights
Based on property information with market context.
8 N Court is a five-story historic office building with traditional woodwork, tall ceilings, and large windows throughout. The first floor includes Fluff Bakery and the former Pita Pit, while floors 2 through 5 are rented office space. The layout is described as easy to configure for individual tenant needs.
The offering includes 17 Mill Street, a parking lot with 14 spaces. The building is zoned B2D, Downtown Business Zone, and the parking lot is zoned R1; buyers should confirm intended use requirements with Athens City Code.
With excellent rental history noted over the years, the property is approximately 17,000+ square feet and represents a straightforward, multi-floor office ownership with on-site parking included in the sale.
The offering includes 17 Mill Street, a parking lot with 14 spaces. The building is zoned B2D, Downtown Business Zone, and the parking lot is zoned R1; buyers should confirm intended use requirements with Athens City Code.
With excellent rental history noted over the years, the property is approximately 17,000+ square feet and represents a straightforward, multi-floor office ownership with on-site parking included in the sale.
Key Highlights
- Five‑story historic office building in Uptown Athens, OH
- First floor includes Fluff Bakery and the former Pita Pit space
- Floors 2‑5 are rented office space with excellent rental history
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
$212,307
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
7.58%
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%
$4,246,140
$4.2M
Cap Rate 7%
$3,032,957
$3.0M
Cap Rate 9%
$2,358,967
$2.4M
Market Conditions
NOI Build-Up for 17,871 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
$321.7K $18.00/SF
− Vacancy
−$38.6K −$2.16/SF
EGI
$283.1K $15.84/SF
− OpEx
−$70.8K −$3.96/SF
NOI
$212.3K $11.88/SF
Area
Athens County, OH
Vacancy
12.00%
Lease Rate
$18.00 /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%
$4,246,140
Cap Rate 7%
$3,032,957
Cap Rate 9%
$2,358,967
Alternative Uses
Best Use
Office B
$3.03M
$2.65M – $3.54M
NOI $212,307 @ 7.0% cap · market cap 7.58%
Second Best
Retail
$1.81M
$1.58M – $2.11M
NOI $126,593 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$4.08M
$3.57M – $4.76M
NOI $285,702 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,147
Businesses Nearby
Explore this area
Business Placement
Demographics for 45701, OH
33,705
Population
13,230
Households
2.5
Avg Household Size
27
Median Age
57%
College-Educated
95%
High-School Grad
148.6 sq mi
ZIP Area
227
Density / Sq Mi
$49,604
Median Household Income
$13,495
Median Earnings
$1,018
Median Rent
$217,700
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?
Office building - Five-story historic office building with rented upper floors and first-floor space anchored by Fluff Bakery.
Where is this office building located?
The property is located at 8 N Court Athens, OH.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Five‑story historic office building in Uptown Athens, OH; First floor includes Fluff Bakery and the former Pita Pit space; Floors 2‑5 are rented office space with excellent rental history
