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    Remodeled Two-Story Office Building Title is generated by Realmo AI

    8240 Clara Ave, Colerain Twp, OH 45239

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    For Sale
    $400,000

    Remodeled office headquarters with updated windows, HVAC, and flexible space across two floors for offices or suites.

    Property size:
    4,736 SF
    Price / SF:
    $84/SF
    Added:
    Apr 10, 2026
    Days on Market:
    58
    Last Refresh:
    Jun 6 at 5:51 am

    Property Features for 8240 Clara Ave

    General Information

    Standard status
    Active
    Size
    4,736 SF

    We can help!

    Listing Contact
    Gregory R Unthank

    Listing agent Gregory R Unthank

    Listing office Plum Tree Realty

    Listing date Apr 10, 2026

    Source Exprealty

    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 Plum Tree Realty

    HighLights

    • Spacious 4,700 SF remodeled two‑story office building in Colerain Twp
    • Convenient access to SR 126 and flexible layout to use the full building or split into office suites
    • Newer windows (2018–2022) plus new HVAC, flooring, and paint
    • Main floor includes waiting area, conference room, kitchenette, bathroom, training room, key room, and office
    • Second floor has three separate office suites and an updated 2nd floor bathroom
    • Parking lot with 14 spaces

    Overview

    This remodeled two-story office building offers a total of multiple office-ready rooms and suites, with improvements that include newer windows (2018–2022), new HVAC, updated flooring, and fresh paint. The main floor is laid out with a waiting area, conference room, kitchenette, bathroom, training room, key room, and office. The second floor provides three separate office suites, and the building can be used in its entirety or split into office suites. Additional updates include an updated kitchenette and updated second-floor bathroom.

    The property is located in Colerain Township and provides convenient access to SR 126. Parking is available on-site with a parking lot containing 14 spaces.

    For an owner-user, the configuration supports both client-facing use on the first floor and private office operations upstairs. For tenants or buyers seeking flexibility, the separation into multiple suites allows the space to be operated as individual offices or combined into a single headquarters, depending on business needs.
    Location Intelligence

    Current Use by Public Records

    RE/MAX Victory + Affiliates ... Real Estate Agency Mara Harperink, RE/MAX ... Real Estate Agency Robby Wurster-RE/MAX Incline Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Colerain Twp
    County
    Clermont
    State
    Ohio
    Longitude
    -84.584248
    Latitude
    39.220834

    FAQs

    What type of property is this?
    Office building - Remodeled office headquarters with updated windows, HVAC, and flexible space across two floors for offices or suites.
    Where is this office building located?
    The property is located at 8240 Clara Ave Colerain Twp, OH.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Spacious 4,700 SF remodeled two‑story office building in Colerain Twp; Convenient access to SR 126 and flexible layout to use the full building or split into office suites; Newer windows (2018–2022) plus new HVAC, flooring, and paint
    (513) 828-2088
    We can help!
    Listing Contact
    Gregory R Unthank
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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