Historic Two-Story
For Sale
$269,900
108 W Main St, Hedgesville, WV 25427
Commercially zoned historic building with hardwood floors, updated electrical service, and a replacement roof.
Property Size2,736 SF
Price / SF$98.65
Days on Market26
Property Features for 108 W Main St
General Information
Standard status
Active
Size
2,736 SF
Building Details
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Burch Real Estate Group, LLC
(304) 279-8140
Listed By:
Teresa R Evans-Johnson
Source:
Riverfoxrealty
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 29 at 12:19PM
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 Burch Real Estate Group, LLC
Investment Insights
Based on property information with market context.
This two-story storefront in Hedgesville is listed on the Historical Register and retains period character through hardwood flooring and generously sized rooms. The building has served as both Nelson’s Supply Company and the town post office, providing a documented commercial history within the structure.
A new roof and electrical upgrade were completed in 2019. The property is currently zoned commercial, while a residential zoning change may be considered by the Town Council. Located at 108 W Main St, it sits within Hedgesville’s established community setting and near local events including Hedgesville Heritage Days.
A new roof and electrical upgrade were completed in 2019. The property is currently zoned commercial, while a residential zoning change may be considered by the Town Council. Located at 108 W Main St, it sits within Hedgesville’s established community setting and near local events including Hedgesville Heritage Days.
Key Highlights
- Two‑story building listed on the Historical Register
- Hardwood floors and spacious rooms across both levels
- New roof installed in 2019
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
$17,645
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
6.54%
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%
$352,900
$352.9K
Cap Rate 7%
$252,071
$252.1K
Cap Rate 9%
$196,056
$196.1K
Market Conditions
NOI Build-Up for 2,736 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
$27.3K $9.96/SF
− Vacancy
−$2.0K −$0.75/SF
EGI
$25.2K $9.21/SF
− OpEx
−$7.6K −$2.76/SF
NOI
$17.6K $6.45/SF
Area
Berkeley County, WV
Vacancy
7.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
30.00%
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%
$352,900
Cap Rate 7%
$252,071
Cap Rate 9%
$196,056
Alternative Uses
Best Use
Retail
$252.1K
$220.6K – $294.1K
NOI $17,645 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$495.3K
$433.4K – $577.9K
NOI $34,671 @ 7.0% cap · market cap 12.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
27k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
12,807 visits/mo
0.4 miles
Murphy's Shell
Shops & Services
6,576 visits/mo
0.4 miles
7-Eleven
Shops & Services
6,570 visits/mo
0.1 miles
Carquest Auto Parts - Hedgesville Auto Parts
Shops & Services
548 visits/mo
0.2 miles
Demographics for 25427, WV
16,219
Population
7,193
Households
2.3
Avg Household Size
41
Median Age
22%
College-Educated
92%
High-School Grad
130.9 sq mi
ZIP Area
124
Density / Sq Mi
$86,985
Median Household Income
$44,981
Median Earnings
$1,218
Median Rent
$257,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned historic building with hardwood floors, updated electrical service, and a replacement roof.
Where is this storefront property located?
The property is located at 108 W Main St Hedgesville, WV.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Two‑story building listed on the Historical Register; Hardwood floors and spacious rooms across both levels; New roof installed in 2019
