Mixed-Use Property with
For Sale
$318,500
870 Orchard Hill Road, Zanesville, OH 43701
CommercialSale, Zanesville, OH
Property Size1,600 SF
Lot Size0.40 Acres
Price / SF$199.06
Days on Market106
Property Features for 870 Orchard Hill Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking
12
Parking features
Parking Lot
Subdivision
Home Acres Allotment
Elementary school district
Zanesville CSD - 6006
Middle school district
Zanesville CSD - 6006
High school district
Zanesville CSD - 6006
Directions
Maple Ave to Orchard Hill Rd
Standard status
Active
APN
17-37-05-09-000
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 74 HOMEACRES 75 X 232
Tax Annual Amount
3727
Legal Description
LOT 74 HOMEACRES 75 X 232
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1948
Floors in Building
2
Number of units
1
Roof type
Asphalt, Fiberglass
Listing Agency:
Lepi & Associates
(740) 455-3730
Listed By:
Erika Adornetto · License #2023005881
(740) 624-3823
Added: May 8
Changed: Aug 20
Last Checked: Aug 21 at 12:06AM
MLS# 5205929
Copyright © 2026 MLS Now. 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 1948 mixed-use property combines approximately 1,600 square feet of commercial space with an independently accessed second level. The main floor includes a reception and waiting area, three treatment rooms, a kitchen, three half baths, and a private office with its own half bath. ADA accessibility, updated windows, and new flooring are in place. The upper level contains approximately 960 square feet configured with two bedrooms and one bathroom; cosmetic improvements may be needed. The property is equipped with central air, forced-air natural gas heating, public water, and a parking lot with 12 spaces.
Located in Zanesville’s north end, the property is minutes from shopping, restaurants, and Genesis Hospital. It is currently zoned commercial, with a duplex-use variance in progress. The 0.399-acre site offers a combination of commercial and residential functionality for an owner-occupant or investor.
Located in Zanesville’s north end, the property is minutes from shopping, restaurants, and Genesis Hospital. It is currently zoned commercial, with a duplex-use variance in progress. The 0.399-acre site offers a combination of commercial and residential functionality for an owner-occupant or investor.
Key Highlights
- Approximately 1,600 SF of main‑level commercial space
- Approximately 960 SF second‑level apartment with 2 bedrooms and 1 bathroom
- Main floor includes 3 treatment rooms, kitchen, private office, and 3 half baths
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
$18,953
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
5.95%
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%
$379,060
$379.1K
Cap Rate 7%
$270,757
$270.8K
Cap Rate 9%
$210,589
$210.6K
Market Conditions
NOI Build-Up for 1,600 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
$34.6K $21.60/SF
− Vacancy
−$3.0K −$1.86/SF
EGI
$31.6K $19.74/SF
− OpEx
−$12.6K −$7.90/SF
NOI
$19.0K $11.85/SF
Area
Muskingum County, OH
Vacancy
8.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
40.00%
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%
$379,060
Cap Rate 7%
$270,757
Cap Rate 9%
$210,589
Alternative Uses
Best Use
Healthcare Medical
$270.8K
$236.9K – $315.9K
NOI $18,953 @ 7.0% cap · market cap 5.95%
Second Best
Office B
$256.7K
$224.6K – $299.5K
NOI $17,971 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$347.3K
$303.9K – $405.2K
NOI $24,309 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,260
Businesses Nearby
Explore this area
Business Placement
Demographics for 43701, OH
55,361
Population
25,785
Households
2.1
Avg Household Size
42
Median Age
18%
College-Educated
90%
High-School Grad
180.5 sq mi
ZIP Area
307
Density / Sq Mi
$54,900
Median Household Income
$34,345
Median Earnings
$819
Median Rent
$164,200
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?
Mixed-use property - Commercial space and a separately accessed residential unit support business operations, rental income, or a live-work arrangement.
Where is this mixed-use property located?
The property is located at 870 Orchard Hill Road Zanesville, OH.
What is the asking price?
The asking price for this property is $318,500.
What are key features of this property?
This property features: Approximately 1,600 SF of main‑level commercial space; Approximately 960 SF second‑level apartment with 2 bedrooms and 1 bathroom; Main floor includes 3 treatment rooms, kitchen, private office, and 3 half baths
