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    For Sale (13)

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    Berkeley Springs Commercial Building For Sale
    $449,000
    0.39 Acres

    Berkeley Springs Commercial Building For Sale

    Unique commercial building with ample parking in central Berkeley Springs.

    171 S Washington St, Berkeley Springs, WV 25411
    View details
    Potomac Riverfront Recreational Land
    $129,900
    4.86 Acres

    Potomac Riverfront Recreational Land

    4.86 acres with 318.94 feet of Potomac River frontage.

    Low Line Rd, Great Cacapon, WV 25422
    View details
    Unrestricted Land Near Cacapon River
    $85,000
    1.21 Acres

    Unrestricted Land Near Cacapon River

    1.21 acres of unrestricted land ideal for outdoor recreation.

    13328 Cacapon Rd, Great Cacapon, WV 25422
    View details
    Unrestricted Land in Berkeley Springs
    $90,000
    8.31 Acres

    Unrestricted Land in Berkeley Springs

    8.31 acres of unrestricted land with road frontage.

    Winchester Grade Rd, Berkeley Springs, WV 25411
    View details
    Unrestricted Land with Mountain Views
    $269,900
    5.20 Acres

    Unrestricted Land with Mountain Views

    5.2 acres with potential for Airbnb, business, or dream home.

    187 Sunny Meadow Pl, Berkeley Springs, WV 25411
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    Unrestricted Land with Stream Access
    Contact for pricing
    1.89 Acres

    Unrestricted Land with Stream Access

    Serene 1.89-acre land near downtown Berkeley Springs, WV.

    Sir Johns Run Rd, Berkeley Springs, WV 25411
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    Commercial Land with Major Highway Frontage
    $400,000
    10.00 Acres

    Commercial Land with Major Highway Frontage

    10-acre parcel with significant US Rt. 522 frontage and existing well and septic for flexible commercial or residential use.

    4539 Valley Rd, Berkeley Springs, WV 25411
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    Hedgesville Land For Sale
    $135,000
    5.32 Acres

    Hedgesville Land For Sale

    5.32 acres, perc approved, ready for your dream home.

    Clone Run Rd, Hedgesville, WV 25427
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    Unrestricted Wooded Acreage For Sale
    $175,000
    12.00 Acres

    Unrestricted Wooded Acreage For Sale

    12 wooded acres suitable for hunting, camping, or building.

    Timber Ridge Rd, Berkeley Springs, WV 25411
    View details
    Restaurant/Retail Property on US Route
    Contact for pricing

    Restaurant/Retail Property on US Route

    Commercial building on 2.75 acres in Berkeley Springs, WV.

    3425 Valley Rd, Berkeley Springs, WV 25411
    View details
    Downtown Berkeley Springs Commercial Property
    $425,000

    Downtown Berkeley Springs Commercial Property

    Commercial property in downtown Berkeley Springs near spas and restaurants.

    50 N Washington St, Berkeley Springs, WV 25411
    View details
    Unrestricted Land by Cacapon River
    $85,000

    Unrestricted Land by Cacapon River

    1.21 acres of unrestricted land with river access.

    13328 Cacapon Rd, Great Cacapon, WV 25422
    View details
    Unrestricted Multi-Rental Property
    $269,900

    Unrestricted Multi-Rental Property

    Unrestricted five-plus-acre site with three well-insulated rental buildings, fenced privacy, and onsite RV power.

    187 Sunny Meadow Pl, Berkeley Springs, WV 25411
    View details

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    • For Sale

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    Perry Realty
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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
    Perry Realty
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