Four-Cabin Resort
For Sale
$399,900
280 Hidden Path Rd, Bluefield, WV 24701
Commercial Sale, BLUEFIELD, WV
Property Size3,000 SF
Lot Size5.75 Acres
Price / SF$133.30
Days on Market139
Property Features for 280 Hidden Path Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 6, Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 5, Bathroom 4, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 3
Elementary school district
Beaver Pond
Middle school district
Beaver Pond
High school district
Beaver Pond
Directions
From Mercer Mall, turn left out of the parking lot onto Mercer Mall Rd. Drive 0.80 mi turn left onto Airport Rd. Go 0.20 mile and turn right onto Hidden Path Rd. Drive to the end of the road.
Subdivision
Mercer
Standard status
Active
APN
20/38.14
Size
3,000 SF
Lot size
5.75 Acres
Amenities
tongue-and-groove interiors
pond
Building Details
Year built
2009
Listing Agency:
KEESLING REALTY
(304) 425-9588
Listed By:
TINA MILLER · License #329115
(304) 921-2424
Added: Apr 4
Changed: Aug 20
Last Checked: Aug 20 at 10:06PM
MLS# 56951
Copyright © 2026 Mercer Tazewell Co BOR. 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 resort property includes four guest cabins totaling 3,000 square feet, with floor plans ranging from studios to two-bedroom, one-bath layouts. Tongue-and-groove interiors provide a consistent cabin character, and three units are leased on a monthly basis. The cabins were constructed between 2009 and 2013.
Set on 5.75 acres beside a pond, the property has underground utilities, natural gas service, and established roads extending throughout the site. Its location near the Hatfield-McCoy ATV Trails supports lodging operations geared toward both short-term and long-term stays.
An adjoining 1.55-acre tract containing a home and barn is also available for separate purchase. The property information identifies additional cabin sites as a future expansion possibility.
Set on 5.75 acres beside a pond, the property has underground utilities, natural gas service, and established roads extending throughout the site. Its location near the Hatfield-McCoy ATV Trails supports lodging operations geared toward both short-term and long-term stays.
An adjoining 1.55-acre tract containing a home and barn is also available for separate purchase. The property information identifies additional cabin sites as a future expansion possibility.
Key Highlights
- Four cabins totaling 3,000 square feet
- Cabin layouts range from studio to 2BR/1BA
- Three cabins currently rented monthly
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
$18,058
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
4.52%
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%
$361,160
$361.2K
Cap Rate 7%
$257,971
$258.0K
Cap Rate 9%
$200,644
$200.6K
Market Conditions
NOI Build-Up for 3,000 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
$43.2K $14.40/SF
− Vacancy
−$5.2K −$1.73/SF
EGI
$38.0K $12.67/SF
− OpEx
−$20.0K −$6.65/SF
NOI
$18.1K $6.02/SF
Area
Mercer County, WV
Vacancy
12.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
52.50%
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%
$361,160
Cap Rate 7%
$257,971
Cap Rate 9%
$200,644
Alternative Uses
Best Use
Hotel Hospitality
$258.0K
$225.7K – $301.0K
NOI $18,058 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.94M
$1.69M – $2.26M
NOI $135,489 @ 7.0% cap · market cap 33.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Demographics for 24701, WV
19,137
Population
9,419
Households
2
Avg Household Size
44
Median Age
19%
College-Educated
86%
High-School Grad
61.2 sq mi
ZIP Area
313
Density / Sq Mi
$44,188
Median Household Income
$29,589
Median Earnings
$775
Median Rent
$100,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Cabin lodging property with monthly rentals, underground utilities, and established roads across the site.
Where is this resort located?
The property is located at 280 Hidden Path Rd Bluefield, WV.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Four cabins totaling 3,000 square feet; Cabin layouts range from studio to 2BR/1BA; Three cabins currently rented monthly
