Building Details

Flooring type Carpet, Tile

Building materials Brick, Vinyl Siding

Roof type Shingle

Listing Agency: eXp Realty o***@exprealty.net Show Phone

Listed By: Kevin Hildebrand · License #0000409383 Show Phone

Added: Sep 23 Last Checked: Sep 23 at 8:06PM

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MLS# 1894947

Copyright © 2026 MLS of Greater Cincinnati, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 682-square-foot mixed-use commercial property includes two levels with distinct configurations. The main floor provides an open area with tile flooring and a half bath, while the upper level contains three separate rooms with carpeted flooring. The building combines brick and vinyl siding construction and has a shingle roof.

Located at 8088 S State Route 48 in Maineville, the property occupies a 0.2992-acre lot. Heating is provided by natural gas and forced air, supporting a straightforward commercial layout suitable for retail, studio, office, or collaborative workspace uses identified for the property.

Key Highlights

• 682‑square‑foot mixed‑use commercial building
• 0.2992‑acre lot at 8088 S State Route 48
• Open main floor with durable tile flooring

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

$8,825

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

3.21%

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%

$176,500 $176.5K

Cap Rate 7%

$126,071 $126.1K

Cap Rate 9%

$98,056 $98.1K

Market Conditions

NOI Build-Up for 682 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

$12.9K $18.96/SF

− Vacancy

−$1.2K −$1.71/SF

EGI

$11.8K $17.25/SF

− OpEx

−$2.9K −$4.31/SF

NOI

$8.8K $12.94/SF

Area

Warren County, OH

Vacancy

9.00%

Lease Rate

$18.96 /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%

$176,500

Cap Rate 7%

$126,071

Cap Rate 9%

$98,056

Alternative Uses

Best Use

Office B

$126.1K

$110.3K – $147.1K (±1% cap)

NOI $8,825 @ 7.0% cap · market cap 3.21%

Second Best

Mixed Use

$123.1K

$107.7K – $143.6K (±1% cap)

NOI $8,618 @ 7.0% cap · market cap 3.13%

Theoretical Best

Office A

$152.3K

$133.3K – $177.7K (±1% cap)

NOI $10,663 @ 7.0% cap · market cap 3.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick Real Estate Agency Restaurant Law Firm Building Supply Dental Office Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

190

Businesses Nearby

Explore this area Business Placement

Demographics for 45039, OH

27,529

Population

11,616

Households

2.4

Avg Household Size

40

Median Age

52%

College-Educated

97%

High-School Grad

15.6 sq mi

ZIP Area

1,765

Density / Sq Mi

$111,774

Median Household Income

$56,410

Median Earnings

$1,554

Median Rent

$294,100

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Flexible layout with an open main level, three upper-level rooms, and a half bath.

Where is this mixed-use property located?

The property is located at 8088 S State Route 48 Maineville, OH.

What is the asking price?

The asking price for this property is $275,000.

What are key features of this property?

This property features: 682‑square‑foot mixed‑use commercial building; 0.2992‑acre lot at 8088 S State Route 48; Open main floor with durable tile flooring