Rural Development Land with Pole
For Sale
Under Contract
$150,000
9520 Mcglade School Road, Dresden, OH 43821
Land, Dresden, OH
Property Size2,000 SF
Lot Size7.08 Acres
Price / SF$75
Days on Market156
Property Features for 9520 Mcglade School Road
General Information
Property type
Land
Property subtype
Other
Parking features
Driveway
Vegetation
Wooded
Subdivision
Donald Ethell & Betty L Dillon
Lot features
Cleared, Wooded
View
City
Elementary school district
Tri-Valley LSD - 6004
Middle school district
Tri-Valley LSD - 6004
High school district
Tri-Valley LSD - 6004
Directions
Starting on Longaberger Ave Dresden, OH 43821. Head toward Frazeysburg Rd. Turn left onto OH-60 S/Frazeysburg Rd. Continue straight onto Northpointe Dr. Turn right onto McGlade School Rd. Turn left on gravel road. Destination will be on the right. 9520 McGlade School Rd Dresden, OH 43821
Standard status
Active Under Contract
APN
44-06-51-01-000
Lot size
7.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
R 8 TP 2 QR TP 1 LOT 25 5.00A & R 8 TP 3 QR TP 4 LOT 22 2.08A
Tax Annual Amount
881
Legal Description
R 8 TP 2 QR TP 1 LOT 25 5.00A & R 8 TP 3 QR TP 4 LOT 22 2.08A
Utilities
Sewer type
Septic Needed
Building Details
Additional Structures
Outbuilding
Listing Agency:
JB Prindle Real Estate
(740) 221-0039
Listed By:
Mikah Fikes · License #2022006048
(740) 607-9626
Added: Mar 30
Changed: Aug 19
Last Checked: Sep 1 at 1:06AM
MLS# 5197097
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 offering includes rural land along with an existing pole-framed main structure built on a solid concrete slab. The property features an insulated roof and 5–6 inch concrete flooring, with interior wiring currently ready to be completed per your preferences. Plumbing is roughed in on the back left side, and a gas hookup is available for heating. Additional areas include an 8x15 back room and a 35x12 side area, providing flexible space for storage, workspace, or future finishing.
The site is approximately 7.08 acres and is served by 220 AMP electrical service. The property is currently without a septic system and without water hookup or a well, so utilities will need to be addressed for occupancy and use.
The main structure is designed to allow customization, including the ability to finish a left-side living layout and keep the right side as a garage or bay/workshop area. The back-left plumbing roughed-in and the option to add a second story are features intended to support further development.
The site is approximately 7.08 acres and is served by 220 AMP electrical service. The property is currently without a septic system and without water hookup or a well, so utilities will need to be addressed for occupancy and use.
The main structure is designed to allow customization, including the ability to finish a left-side living layout and keep the right side as a garage or bay/workshop area. The back-left plumbing roughed-in and the option to add a second story are features intended to support further development.
Key Highlights
- 7+ acre property offering privacy and a rural setting.
- 2,000 sq ft main structure with potential to expand to approximately 2,844 sq ft and add up to 2 bedrooms.
- Flexible layout allows for combination of living space and workshop/garage area.
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
$12,370
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
8.25%
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%
$247,400
$247.4K
Cap Rate 7%
$176,714
$176.7K
Cap Rate 9%
$137,444
$137.4K
Market Conditions
NOI Build-Up for 2,000 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
$19.0K $9.48/SF
− Vacancy
−$1.3K −$0.64/SF
EGI
$17.7K $8.84/SF
− OpEx
−$5.3K −$2.65/SF
NOI
$12.4K $6.18/SF
Area
Muskingum County, OH
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$247,400
Cap Rate 7%
$176,714
Cap Rate 9%
$137,444
Alternative Uses
Best Use
Industrial
$176.7K
$154.6K – $206.2K
NOI $12,370 @ 7.0% cap · market cap 8.25%
Second Best
Flex RnD
$108.2K
$94.7K – $126.2K
NOI $7,572 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$434.1K
$379.8K – $506.4K
NOI $30,386 @ 7.0% cap · market cap 20.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 43821, OH
4,557
Population
1,836
Households
2.5
Avg Household Size
39
Median Age
18%
College-Educated
91%
High-School Grad
81.1 sq mi
ZIP Area
56
Density / Sq Mi
$70,781
Median Household Income
$40,126
Median Earnings
$928
Median Rent
$166,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - For sale rural land with an existing pole-framed structure on a concrete slab and multiple interior spaces.
Where is this flex space located?
The property is located at 9520 Mcglade School Road Dresden, OH.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 7+ acre property offering privacy and a rural setting.; 2,000 sq ft main structure with potential to expand to approximately 2,844 sq ft and add up to 2 bedrooms.; Flexible layout allows for combination of living space and workshop/garage area.
