Versatile Commercial Property in
For Sale
$700,000
311 Cumberland Valley Pl, Martinsburg, WV 25401
Mixed-use property with retail, office, and warehouse space.
Property Size4,200 SF
Lot Size0.17 Acres
Price / SF$166.67
Days on Market203
Property Features for 311 Cumberland Valley Pl
General Information
Standard status
Active
Size
4,200 SF
Lot size
0.17 Acres
Building Details
Year Built
1987
Listing Agency:
Samson Properties
Listed By:
Jessica Lynn Swisher · License #WVS200301167
(304) 283-8147
Source:
Premierehomegroup
Added: Mar 5
Changed: Sep 14
Last Checked: Sep 22 at 10:58PM
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 Samson Properties
Investment Insights
Based on property information with market context.
This commercial property is located in downtown Martinsburg and offers versatile space suitable for a range of business uses. The front retail area features custom hand-built wooden shelving, display cases, abundant natural light from multiple windows, and a large interior window overlooking an attached office. Down the hall are multiple private offices, a meeting room with sliding pocket doors, a customer half bath, and a separate employee half bath. The property includes a spacious upper-level loft currently used for storage, with existing heating and air conditioning. The warehouse portion of the building features custom-built wooden shelving and two bay doors measuring approximately 12’ x 10’ and 14’ x 10’. Surrounding the warehouse is a secured, barbed-wire fenced area with a sliding gate, enclosing an approximately 7,200 square foot gravel lot. Recent upgrades include a new central heating and air system for the office/retail area, two new LG mini-splits and a gas heater in the warehouse, new carpet and vinyl flooring, a new roof over the foyer, two new hot water heaters, and a new stackable washer/dryer. The property also offers exterior electric, water, and sewer hookups suitable for RV use. All square footage is estimated.
Key Highlights
- Versatile commercial property in the heart of downtown Martinsburg suitable for a wide range of business uses.
- Warehouse with two bay doors (12’ x 10’ and 14’ x 10’) and a secured, barbed‑wire fenced 7,200 sq ft gravel lot.
- Recent upgrades including new central heating and air system for the office/retail area, two new LG mini‑splits and a gas heater in the warehouse, new flooring, and a new roof over the foyer.
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
$40,635
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
5.81%
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%
$812,700
$812.7K
Cap Rate 7%
$580,500
$580.5K
Cap Rate 9%
$451,500
$451.5K
Market Conditions
NOI Build-Up for 4,200 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
$63.0K $15.00/SF
− Vacancy
−$8.8K −$2.10/SF
EGI
$54.2K $12.90/SF
− OpEx
−$13.5K −$3.23/SF
NOI
$40.6K $9.68/SF
Area
Berkeley County, WV
Vacancy
14.00%
Lease Rate
$15.00 /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%
$812,700
Cap Rate 7%
$580,500
Cap Rate 9%
$451,500
Alternative Uses
Best Use
Office B
$580.5K
$507.9K – $677.3K
NOI $40,635 @ 7.0% cap · market cap 5.81%
Second Best
Warehouse
$420.9K
$368.3K – $491.1K
NOI $29,463 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$760.3K
$665.3K – $887.0K
NOI $53,222 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
Explore this area
Business Placement
Demographics for 25401, WV
15,086
Population
6,841
Households
2.2
Avg Household Size
38
Median Age
23%
College-Educated
86%
High-School Grad
5.8 sq mi
ZIP Area
2,601
Density / Sq Mi
$49,157
Median Household Income
$33,147
Median Earnings
$1,014
Median Rent
$221,500
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail, office, and warehouse space.
Where is this mixed-use property located?
The property is located at 311 Cumberland Valley Pl Martinsburg, WV.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Versatile commercial property in the heart of downtown Martinsburg suitable for a wide range of business uses.; Warehouse with **two bay doors (12’ x 10’ and 14’ x 10’)** and a secured, barbed‑wire fenced **7,200 sq ft gravel lot.**; Recent upgrades including new central heating and air system for the office/retail area, two new LG mini‑splits and a gas heater in the warehouse, new flooring, and a new roof over the foyer.
