Two-Story Office
For Sale
$179,900
900 E Main St, Ashland, OH 44805
Two separate office buildings on a corner lot with private parking and separate utilities.
Property Size884 SF
Price / SF$203.51
Days on Market135
Property Features for 900 E Main St
General Information
Standard status
Active
Size
884 SF
Total Parking Spaces
10
Site & Location
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$1,618
Listing Agency:
Coldwell Banker Ward Real Estate
(419) 281-2000
Listed By:
Rob Ward
(419) 651-9701
Source:
Exprealty
Added: Apr 26
Changed: Sep 6
Last Checked: Sep 7 at 11:41AM
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 Coldwell Banker Ward Real Estate
Investment Insights
Based on property information with market context.
This offering includes two commercial buildings with private parking on a corner lot. The first building features maintenance-free exterior with vinyl siding and windows and approximately 1,200 square feet split between a first-floor layout and a second-floor office area. Inside, it offers a lobby, receptionist/work room, five offices, a kitchenette, and a half bath.
The second building is approximately 600 square feet and includes a lobby and a large open space that can support office or retail use. All utilities are separate between the two buildings, providing independent operations for each space.
The property is located on highly traveled E. Main St in Ashland, Ohio, and includes private parking for 10 spaces for tenant and guest use.
The second building is approximately 600 square feet and includes a lobby and a large open space that can support office or retail use. All utilities are separate between the two buildings, providing independent operations for each space.
The property is located on highly traveled E. Main St in Ashland, Ohio, and includes private parking for 10 spaces for tenant and guest use.
Key Highlights
- Two separate commercial office buildings on a corner lot on E. Main St, Ashland, OH
- Private parking for 10 spaces on‑site
- Building 1: approx 1,200 SF (864 1st floor + 335 2nd floor) with lobby, receptionist/work room, 5 offices, kitchenette, and 1/2 bath
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
$8,465
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
4.71%
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%
$169,300
$169.3K
Cap Rate 7%
$120,929
$120.9K
Cap Rate 9%
$94,056
$94.1K
Market Conditions
NOI Build-Up for 884 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
$14.1K $15.96/SF
− Vacancy
−$2.8K −$3.19/SF
EGI
$11.3K $12.77/SF
− OpEx
−$2.8K −$3.19/SF
NOI
$8.5K $9.58/SF
Area
Ashland County, OH
Vacancy
20.00%
Lease Rate
$15.96 /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%
$169,300
Cap Rate 7%
$120,929
Cap Rate 9%
$94,056
Alternative Uses
Best Use
Office B
$120.9K
$105.8K – $141.1K
NOI $8,465 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$166.8K
$146.0K – $194.6K
NOI $11,677 @ 7.0% cap · market cap 6.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
468
Businesses Nearby
Explore this area
Business Placement
Demographics for 44805, OH
31,238
Population
13,248
Households
2.4
Avg Household Size
41
Median Age
25%
College-Educated
92%
High-School Grad
151.1 sq mi
ZIP Area
207
Density / Sq Mi
$62,058
Median Household Income
$35,122
Median Earnings
$835
Median Rent
$165,000
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 units - Two separate office buildings on a corner lot with private parking and separate utilities.
Where is this office units located?
The property is located at 900 E Main St Ashland, OH.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Two separate commercial office buildings on a corner lot on E. Main St, Ashland, OH; Private parking for 10 spaces on‑site; Building 1: approx 1,200 SF (864 1st floor + 335 2nd floor) with lobby, receptionist/work room, 5 offices, kitchenette, and 1/2 bath
