Listing Agency: Joe R. Pyle Complete Auction and Realty Service Show Phone

Listed By: Joe Pyle Show Phone

Added: Jun 3 Changed: Aug 28 Last Checked: Aug 29 at 2:06PM

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MLS# 11800247

Copyright © 2026 My State MLS. 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 mixed-use property at 5992 Mason Dixon Highway combines an operating restaurant with an attached apartment on 0.15 acres. The property contains approximately 1,353 square feet of total space, with the food-service area supported by a commercial fryer, steam table, freezers, refrigerators, and wash stations.

The apartment provides a separate residential component alongside the restaurant operation. Located in Blacksville, WV, the property is offered through an online-only public auction scheduled for Tuesday, July 14th at 6PM. Auction information and bidding instructions are available through Joe R. Pyle Auctions.

Key Highlights

• Mixed‑use property with operating restaurant and attached apartment
• Approximately 1,353 square feet of total space on 0.15 acres
• Commercial kitchen includes fryer, steam table, freezers, refrigerators, and wash stations

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

$12,832

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

9.17%

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%

$256,640 $256.6K

Cap Rate 7%

$183,314 $183.3K

Cap Rate 9%

$142,578 $142.6K

Market Conditions

NOI Build-Up for 1,353 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

$17.9K $13.20/SF

− Vacancy

−$750 −$0.55/SF

EGI

$17.1K $12.65/SF

− OpEx

−$4.3K −$3.16/SF

NOI

$12.8K $9.48/SF

Area

Monongalia County, WV

Vacancy

4.20%

Lease Rate

$13.20 /SF/Yr

Expense Ratio

25.00%

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%

$256,640

Cap Rate 7%

$183,314

Cap Rate 9%

$142,578

Alternative Uses

Best Use

Mixed Use

$195.7K

$171.2K – $228.3K (±1% cap)

NOI $13,699 @ 7.0% cap · market cap 9.79%

Second Best

Specialty Retail

$183.3K

$160.4K – $213.9K (±1% cap)

NOI $12,832 @ 7.0% cap · market cap 9.17%

Theoretical Best

Office A

$390.1K

$341.3K – $455.1K (±1% cap)

NOI $27,304 @ 7.0% cap · market cap 19.52%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Weezer’s Hot Dog ... Restaurant

Suggested Use

Top Pick Dental Office Big Box & Wholesale Store Pharmacy Computer & Electronic Repair Auto Repair Shop Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Turnkey business

Opportunity

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

62

Businesses Nearby

10k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

4,564 visits/mo 0.5 miles

7-Eleven Shops & Services

3,380 visits/mo 0.5 miles

Huntington Bank Shops & Services

2,196 visits/mo 0.1 miles

Demographics for 26521, WV

242

Population

77

Households

3.1

Avg Household Size

50

Median Age

29%

College-Educated

94%

High-School Grad

1.9 sq mi

ZIP Area

127

Density / Sq Mi

$78,750

Median Household Income

$96,635

Median Earnings

$112,500

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Operating food-service business includes installed kitchen equipment and an attached apartment.

Where is this mixed-use property located?

The property is located at 5992 Mason Dixon Highway Blacksville, WV.

What is the asking price?

The asking price for this property is $139,900.

What are key features of this property?

This property features: Mixed‑use property with operating restaurant and attached apartment; Approximately 1,353 square feet of total space on 0.15 acres; Commercial kitchen includes fryer, steam table, freezers, refrigerators, and wash stations