Development Opportunity with River
For Sale
$650,000
Front Street, Williamstown, WV 26187
Versatile 1.258-acre property suitable for residential or commercial development.
Property Size6,700 SF
Lot Size1.26 Acres
Price / SF$97.01
Days on Market1198
Property Features for Front Street
General Information
Standard status
Active
Size
6,700 SF
Lot size
1.26 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$2,627
Amenities
3
Listing Agency:
Coldwell Banker Commercial Select Properties
(304) 422-6000
Listed By:
Coldwell Banker Commercial Select Properties · License #230302633
(304) 422-6000
Source:
Xome
Added: Apr 30, 2023
Changed: Aug 8
Last Checked: Aug 8 at 4:40AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial Select Properties
Investment Insights
Based on property information with market context.
This 1.258-acre property offers an exceptional development opportunity with scenic Ohio River views and convenient access to a nearby public boat dock. The site includes a large warehouse, two residential homes, and a garage apartment. One home is currently rented, while the other two residential structures offer value-add potential and are ready for renovation or improvement. The property is zoned 2AX, permitting both residential and commercial uses, providing flexibility for various future plans. Zoning restrictions prohibit medical marijuana facilities and exotic clubs. All proposed construction or development must meet city and zoning approval requirements. The large metal building measures approximately 20' high × 50' wide × 134' long, offering substantial space for storage, operations, or redevelopment possibilities. Included parcels are 13-3-25B, 13-3-25C, and 13-3-25A. It is an attractive option for investors, developers, or owner-occupants seeking location and potential.
Key Highlights
- 1.258 acre property with OHIO RIVER VIEWS.
- Zoned 2AX allowing for residential or commercial development.
- Includes a LARGE WAREHOUSE (20' high × 50' wide × 134' long).
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
$34,467
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
5.30%
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%
$689,340
$689.3K
Cap Rate 7%
$492,386
$492.4K
Cap Rate 9%
$382,967
$383.0K
Market Conditions
NOI Build-Up for 6,700 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
$44.2K $6.60/SF
− Vacancy
−$3.7K −$0.55/SF
EGI
$40.5K $6.05/SF
− OpEx
−$6.1K −$0.91/SF
NOI
$34.5K $5.14/SF
Area
Wood County, WV
Vacancy
8.30%
Lease Rate
$6.60 /SF/Yr
Expense Ratio
15.00%
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%
$689,340
Cap Rate 7%
$492,386
Cap Rate 9%
$382,967
Alternative Uses
Best Use
Warehouse
$492.4K
$430.8K – $574.5K
NOI $34,467 @ 7.0% cap · market cap 5.30%
Second Best
Industrial
$405.5K
$354.8K – $473.1K
NOI $28,385 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$1.85M
$1.62M – $2.15M
NOI $129,283 @ 7.0% cap · market cap 19.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
612
Businesses Nearby
Explore this area
Business Placement
Demographics for 26187, WV
6,209
Population
2,921
Households
2.1
Avg Household Size
45
Median Age
35%
College-Educated
96%
High-School Grad
21.5 sq mi
ZIP Area
289
Density / Sq Mi
$80,714
Median Household Income
$44,571
Median Earnings
$865
Median Rent
$183,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Versatile 1.258-acre property suitable for residential or commercial development.
Where is this commercial land located?
The property is located at Front Street Williamstown, WV.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1.258 acre property with OHIO RIVER VIEWS.; Zoned 2AX allowing for residential or commercial development.; Includes a LARGE WAREHOUSE (20' high × 50' wide × 134' long).
