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    1 Main St Middletown, OH 45042
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    1 Main St, Middletown, OH 45042

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    • Office buildings
    • 79,542 SF
    • 0.30 lot acres
    For Sale
    $1,250,000
    View Listing →
    Downtown Middletown Office Building For Sale
    $1,250,000
    69,662 SF

    Downtown Middletown Office Building

    69,662 SF Office Building - $1.25M

    Hamilton, OH 45042
    View Listing
    Property ID
    US66-4323485
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Office buildings

    Property Details for 1 Main St

    Year built
    1962
    Lot size
    0.30 lot acres
    Property type
    Office buildings
    APN
    Q6511-008.000-061
    APU
    Q6511008000061

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Apr 7, 2026 — City Of Middletown Store Master Funding Vi LLC Special Warranty Deed —
    Apr 28, 2014 $5,800,000 Store Master Funding Vi LLC Hep-cstcc Ohio LLC Grant Deed —
    Aug 6, 2012 — Hep-cstcc Ohioe LLC City Of Middletown Oh Quit Claim Deed · related —
    Dec 1, 2010 — City Of Middletown Oh Venture 3 Ents LLC Warranty Deed · related —

    Description

    This exceptional 69,662 square foot, six-story Class B office building presents a unique investment opportunity in the heart of Middletown, Ohio. Located at 1 N Main St, this vacant property boasts unbeatable visibility on North Main and Central Avenue, offering significant branding potential. Built in 1969 and renovated in 2014, the building sits on a 0.299-acre lot and is zoned UCC - Urban Core Central Subdistrict, allowing for a variety of uses. The asking price has been reduced to $1,250,000, translating to an attractive price per square foot of $17.94. Adjacent surface parking is available through the City of Middletown, providing ample convenience for tenants. This single-building property offers the chance to create a thriving multi-tenant environment, capitalizing on its prime location and substantial square footage. The property's APN is Q6511008000061. This is a rare opportunity to acquire a well-located, sizable office building in a growing Ohio market. The building's substantial size and prominent location make it an ideal candidate for redevelopment or repositioning. Don't miss this chance to secure a valuable asset in a revitalizing downtown area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $5,119,000
      Market price range: $1.88M - $5.23M
      AI Estimate
      $9,486,000
      Market price range: $2.78M - $9.49M

    • Alternative Use

      Use
      Estimation
      MEDICAL BUILDING
      $9,010,000
      NEIGHBORHOOD: SHOPPING CENTER
      $8,795,000
      AUTO REPAIR, GARAGE
      $8,280,000
      COMMERCIAL (GENERAL)
      $6,315,000
      RETAIL STORES
      $5,360,000

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Middletown
    County
    Butler
    State
    Ohio
    Longitude
    -84.4045
    Latitude
    39.5172
    CBSA code
    17140
    CBSA name
    CINCINNATI-MIDDLETOWN, OH-KY-IN METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $127,560
    $15,960
    $2,109,390
    $2,125,350
    -
    $45,600
    $6,026,830
    $6,072,430

    Comparable in this City

    • Value Estimation by Request
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      0.07 Acres

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      OFFICE BUILDING
      Middletown, OH 45042
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    • Value Estimation by Request
      0.04 Acres

      Middletown, OH 45042

      OFFICE BUILDING
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    • Value Estimation by Request
      0.11 Acres

      Pln St

      OFFICE BUILDING
      Pln St, Middletown, OH 45042
      View Details
    • Value Estimation by Request
      3,601 SF

      1208 Sunset St

      OFFICE BUILDING
      1208 Sunset St, Middletown, OH 45042-2890
      View Details
    • Value Estimation by Request
      3,992 SF

      110 Breiel Blvd

      OFFICE BUILDING
      110 Breiel Blvd, Middletown, OH 45042-3806
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Commercial Office Space Available

      End unit office space with medical buildout and basement.
      136 N Breiel Blvd, Middletown, OH 45042
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      8,000 SF

      Middletown Health Care Office Space

      8,000 SF medical office with patient rooms and basement.
      74 N Breiel Blvd, Middletown, OH 45042
      View Details
    • $1,250,000
      69,662 SF

      Downtown Middletown Office Building

      69,662 SF Office Building - $1.25M
      1 Main St, Middletown, OH 45042
      View Details
    • Contact for pricing
      11,574 SF

      Retail Property with Drive-Thru Lanes

      Retail property featuring drive-thru lanes and ample parking.
      660 N University Blvd, Middletown, OH 45042
      View Details
    • New
      $299,000
      2,841 SF

      Turnkey Duplex with Renovated Unit

      Duplex with separate-entry basement and renovated upstairs unit, currently producing $2,500 monthly gross income from two tenants.
      7 N Sutphin St, Middletown, OH 45042
      View Details
    • Contact for pricing
      76,657 SF

      Anchored Retail Center, Middletown, Ohio

      Value-add opportunity with long-term tenants and upside potential.
      621-675 N University Blvd, Middletown, OH 45042
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      6,000 SF

      Middletown Office Space Available

      6,000 SF office space for rent in Middletown, OH.
      1081 N University Blvd, Middletown, OH 45042
      View Details
    • Contact for pricing
      225 SF

      Middletown Office Space Available

      Office space available for lease in Middletown, OH.
      300 N Main St, Middletown, OH 45042
      View Details
    • Contact for pricing
      35,000 SF

      Middletown Warehouse and Distribution Space

      55,000 SqFt warehouse space available for lease in Middletown.
      1800 Clayton Ave, Middletown, OH 45042
      View Details
    View Listing
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    Middletown, OH 45042
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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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