Flex Industrial
For Sale
$799,000
9500 E Harding Highway, Galion, OH 44833
Versatile facility combining finished offices with an insulated shop and warehouse area.
Property Size9,000 SF
Price / SF$88.78
Days on Market41
Property Features for 9500 E Harding Highway
General Information
Standard status
Active
Size
9,000 SF
Warehouse & Industrial
Clear Height
25 ft
Clear Span
Yes
Warehouse Space
5,400 SF
Office Build-Out
3,600 SF
Voltage
480 V
Three-Phase Power
Yes
Additional Details
Road Access
Yes
Building Details
Building Size
9,000 SF
Listing Agency:
Dzugan Real Estate Services
(419) 295-5183
Listed By:
Joseph A Dzugan · License #2005004867
(419) 295-5183
Source:
Maryhatem
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 12:59PM
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 Dzugan Real Estate Services
Investment Insights
Based on property information with market context.
This 9,000 SF flex industrial facility combines 3,600 square feet of finished office space with 5,400 square feet of shop and warehouse area. The office portion includes a reception area, three offices, accessible restrooms, plumbing for additional stalls, and a separate shop bathroom. The warehouse area features 25-foot clear-span ceilings, 3-phase 480-volt power, 10-inch reinforced concrete, insulation, clean-burn heating, and two overhead garage doors measuring 14'H x 16'W and 12'H x 10'W.
Located at 9500 E Harding Highway in Galion, Ohio, the property has driveway frontage on two roads, a large parking lot, and signage. An on-site internet provider supplies additional monthly income, and Starlink internet is available.
Located at 9500 E Harding Highway in Galion, Ohio, the property has driveway frontage on two roads, a large parking lot, and signage. An on-site internet provider supplies additional monthly income, and Starlink internet is available.
Key Highlights
- 9,000 SF facility with 3,600 square feet of finished office and 5,400 square feet of shop/warehouse area
- Shop area includes 3‑phase, 480‑volt power and 25ft clear‑span ceilings
- Two overhead garage doors: 14'H x 16'W and 12'H x 10'W
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
$44,908
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
5.62%
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%
$898,160
$898.2K
Cap Rate 7%
$641,543
$641.5K
Cap Rate 9%
$498,978
$499.0K
Market Conditions
NOI Build-Up for 9,000 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
$57.7K $6.41/SF
− Vacancy
−$4.9K −$0.54/SF
EGI
$52.8K $5.87/SF
− OpEx
−$7.9K −$0.88/SF
NOI
$44.9K $4.99/SF
Area
Crawford County, OH
Vacancy
8.42%
Lease Rate
$6.41 /SF/Yr
Expense Ratio
15.00%
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%
$898,160
Cap Rate 7%
$641,543
Cap Rate 9%
$498,978
Alternative Uses
Best Use
Office B
$1.23M
$1.08M – $1.44M
NOI $86,184 @ 7.0% cap · market cap 10.79%
Second Best
Warehouse
$641.5K
$561.4K – $748.5K
NOI $44,908 @ 7.0% cap · market cap 5.62%
Theoretical Best
Specialty Retail
$1.76M
$1.54M – $2.06M
NOI $123,501 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25 ft
Clear height
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 44833, OH
16,786
Population
8,278
Households
2
Avg Household Size
44
Median Age
16%
College-Educated
91%
High-School Grad
90.4 sq mi
ZIP Area
186
Density / Sq Mi
$57,234
Median Household Income
$39,535
Median Earnings
$772
Median Rent
$127,700
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?
Flex space - Versatile facility combining finished offices with an insulated shop and warehouse area.
Where is this flex space located?
The property is located at 9500 E Harding Highway Galion, OH.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 9,000 SF facility with 3,600 square feet of finished office and 5,400 square feet of shop/warehouse area; Shop area includes 3‑phase, 480‑volt power and 25ft clear‑span ceilings; Two overhead garage doors: 14'H x 16'W and 12'H x 10'W
