Mixed-Use Property with
For Sale
$799,900
801 Hayes Ave, Sandusky, OH 44870
Commercial frontage is paired with three updated apartments, each having dedicated HVAC, hot water, and laundry.
Property Size13,468 SF
Price / SF$59.39
Days on Market90
Property Features for 801 Hayes Ave
General Information
Standard status
Active
Size
13,468 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$9,693
Building Details
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Pro. - Sandusky
(419) 239-3472
Listed By:
Jeffrey S Smith
(419) 239-3472
Source:
Exprealty
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 29 at 7:36PM
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 Berkshire Hathaway HomeServices Pro. - Sandusky
Investment Insights
Based on property information with market context.
This 13,468-square-foot mixed-use property combines four ground-floor storefronts with three upper-level apartments. Two commercial spaces are leased by long-term tenants, while all three residences are occupied by long-term residents. Three storefronts have updated furnaces; two of those units also include air conditioning and newer hot water tanks.
The apartments have remodeled kitchens with appliances, newer furnaces, air-conditioning units, hot water tanks, select replacement windows, and individual laundry. Each residential unit has its own HVAC and hot water system. The roof was completed in 2025. The offering includes properties at 801, 806, 823, and 904 Hayes Ave., plus 901 and 903 Columbus Ave. in Sandusky, Ohio.
The apartments have remodeled kitchens with appliances, newer furnaces, air-conditioning units, hot water tanks, select replacement windows, and individual laundry. Each residential unit has its own HVAC and hot water system. The roof was completed in 2025. The offering includes properties at 801, 806, 823, and 904 Hayes Ave., plus 901 and 903 Columbus Ave. in Sandusky, Ohio.
Key Highlights
- 13,468‑square‑foot mixed‑use property with four commercial storefronts and three apartments
- Two of the four storefronts are leased to long‑term tenants
- All three apartments are occupied by long‑term residents
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
$45,084
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
5.64%
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%
$901,680
$901.7K
Cap Rate 7%
$644,057
$644.1K
Cap Rate 9%
$500,933
$500.9K
Market Conditions
NOI Build-Up for 13,468 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
$78.9K $5.86/SF
− Vacancy
−$6.8K −$0.50/SF
EGI
$72.1K $5.36/SF
− OpEx
−$27.1K −$2.01/SF
NOI
$45.1K $3.35/SF
Area
Erie County, OH
Vacancy
8.60%
Lease Rate
$5.86 /SF/Yr
Expense Ratio
37.50%
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%
$901,680
Cap Rate 7%
$644,057
Cap Rate 9%
$500,933
Alternative Uses
Best Use
Multifamily LT 5
$148.21M
$129.69M – $172.92M
NOI $10,374,975 @ 7.0% cap · market cap 1,297.03%
Second Best
Apartment 5plus
$129.13M
$112.99M – $150.66M
NOI $9,039,351 @ 7.0% cap · market cap 1,130.06%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,166
Businesses Nearby
Explore this area
Business Placement
Demographics for 44870, OH
40,416
Population
19,991
Households
2
Avg Household Size
43
Median Age
25%
College-Educated
90%
High-School Grad
60.7 sq mi
ZIP Area
666
Density / Sq Mi
$58,797
Median Household Income
$36,056
Median Earnings
$863
Median Rent
$148,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial frontage is paired with three updated apartments, each having dedicated HVAC, hot water, and laundry.
Where is this mixed-use property located?
The property is located at 801 Hayes Ave Sandusky, OH.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 13,468‑square‑foot mixed‑use property with four commercial storefronts and three apartments; Two of the four storefronts are leased to long‑term tenants; All three apartments are occupied by long‑term residents
