1031 EXCHANGE OPPORTUNITY - 43.75 ACRES OF BY-RIGHT INDUSTRIAL LAND Coldwell Banker Commercial | Heritage is pleased to offer 43.75 acres of by-right I-1 Light Industrial land in the City of Eaton, Preble County, Ohio. Priced at $1,500,000 ($34,286 per acre), this property is purpose-built for a 1031 exchange investor seeking a clean, closeable industrial land target with no entitlement risk. WHY THIS PROPERTY FITS A 1031 EXCHANGE At $1,500,000, this offering sits squarely in the sweet spot for investors exchanging out of single-tenant net lease, smaller multifamily, suburban office, or appreciated farm and recreational ground. By-right I-1 zoning under the City of Eaton's Unified Development Ordinance eliminates rezoning risk - a critical advantage for buyers operating inside the 45-day identification and 180-day closing windows. Full municipal utilities (water, sanitary sewer, electric) are at the street, with natural gas at frontage. The site is cleared, flat, and immediately developable. LOCATION & MARKET Positioned along Rocky Run Drive, just off US-35 in the City of Eaton. US-127 connects north to I-70 within approximately 5 miles, placing the site within the Dayton-Cincinnati-Indianapolis logistics triangle. Eaton is approximately 40 minutes west of Dayton, 90 minutes from Cincinnati, Columbus, and Indianapolis. Preble County is in active industrial expansion mode. Recent wins include Royal Canin's $450 million expansion and Progressive Processing's $35 million Eaton facility. The county is a Certified ACT Work Ready Community with over 10,900 skilled workers commuting outside the county daily - a deep labor pool for any incoming industrial user. INVESTOR FLEXIBILITY Multiple exit paths support the 1031 investor's underwriting: ground lease to an industrial user, hold for appreciation and resale to an end user, or develop and lease back to a tenant - all while preserving exchange tax basis. This is a clean, identifiable, closeable industrial land position in a growth-corridor county. For 1031 buyers, end users, and developers alike, this is the rare property that checks every box at the right price. 1031 exchange, 1031, industrial land, I-1 zoning, light industrial, by-right zoning, Eaton Ohio, Preble County, Dayton MSA, US-35, I-70 access, industrial development, warehouse land, distribution land, build-to-suit, ground lease, land for sale, Dayton industrial, Cincinnati industrial, Indianapolis logistics, Royal Canin, Progressive Processing, Henny Penny, MedShip