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    90 Shade Valley Rd Rio, WV 26755

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    For Sale
    $474,900

    Rustic charm, 3 bedrooms, 17 acres.

    Property size:
    1,800 SF

    Property Features for 90 Shade Valley Rd

    General Information

    Property type
    Other commercial real estate
    Square Feet
    1,800 SF
    Lot Size
    712,206 SF

    Building Details

    Year Built
    2000

    We can help!

    Listing Contact
    Michele Gibson
    Michele Gibson

    Listing Agency: Samson Properties Listing Agent: Michele Gibson

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This stunning 1,800 square foot ranch-style home nestled on nearly 17 acres in Rio, West Virginia, offers a unique blend of rustic charm and modern comfort. The property boasts a peaceful and private setting, ideal for those seeking a tranquil escape. Inside, you'll find three bedrooms and two full bathrooms, perfect for a family or those who enjoy hosting guests. The expansive cathedral ceilings and bright skylights create an airy and inviting atmosphere, while the large eat-in kitchen, conveniently located off the family room, is perfect for casual dining. Stay cozy during colder months with the warmth of a wood-burning stove. The home also features an extra-large porch, providing the ideal spot to relax and enjoy the serene natural surroundings. For those with a passion for animals, this property is a dream come true. It includes several dog kennels, making it perfectly suited for dog breeders or animal lovers. A large, detached two-car garage offers ample storage space. Adding to the home's practicality is a Generac generator, ensuring power reliability. Showings are by appointment only. This exceptional property presents a rare opportunity to own a peaceful retreat in a picturesque West Virginia setting.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Map

    City
    Rio
    County
    Hardy
    State
    West Virginia
    Longitude
    -78.78378
    Latitude
    39.14943

    Nearby Similar for Sale

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    • $239,900

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    FAQs

    What type of property is this?
    Commercial real estate - Rustic charm, 3 bedrooms, 17 acres.
    Where is this commercial real estate located?
    The property is located at 90 Shade Valley Rd Rio, WV.
    What is the asking price?
    The asking price for this property is $474,900.
    (703) 401-6221
    Request Owner's contact information
    90 Shade Valley Rd Rio, WV 26755
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    Rio, WV 26755
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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
    90 Shade Valley Rd Rio, WV 26755
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    We can help!
    Listing Contact
    Michele Gibson
    Michele Gibson
    (703) 401-6221 (540) 722-9300 (540) 348-4911
    Learn more
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