Commercial Land with Existing
For Sale
$149,900
Pending
1388 RITTER DR., Daniels, WV 25832
Commercial Sale, DANIELS, WV
Property Size998 SF
Lot Size0.63 Acres
Days on Market456
Property Features for 1388 RITTER DR.
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Area 5
Standard status
Pending
Size
945 SF
Lot size
0.63 Acres
Amenities
working kitchen
one bedroom
one full bath
Building Details
Year built
1955
Listing Agency:
ARMES REAL ESTATE & LAND COMPANY INC.
(304) 890-2388
Listed By:
Lisa Armes · License #WVB230300912
(681) 238-5495
Added: Jun 28, 2025
Changed: Sep 6
Last Checked: Sep 26 at 1:06AM
MLS# 91121
Copyright © 2026 Beckley Board of Realtors. 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 0.63-acre B-1-zoned commercial parcel includes a 945-square-foot structure built in 1955. The existing building has a working kitchen, one bedroom, and one full bathroom, providing a functional base for office space, small-business use, storage, retail, or renovation. The property is configured as a single parcel with an existing improvement rather than vacant land alone.
Old Route 19 frontage supports direct customer and delivery access, while the site sits just off Route 19 between Beaver and Shady Spring. I-64 and I-77 are only minutes away, and nearby businesses include restaurants and medical offices. The property is located in Daniels, Raleigh County, West Virginia.
Old Route 19 frontage supports direct customer and delivery access, while the site sits just off Route 19 between Beaver and Shady Spring. I-64 and I-77 are only minutes away, and nearby businesses include restaurants and medical offices. The property is located in Daniels, Raleigh County, West Virginia.
Key Highlights
- 0.63‑acre commercial parcel zoned B‑1
- 945‑square‑foot structure built in 1955
- Working kitchen, one bedroom, and one full bathroom
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
$10,206
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
6.81%
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%
$204,120
$204.1K
Cap Rate 7%
$145,800
$145.8K
Cap Rate 9%
$113,400
$113.4K
Market Conditions
NOI Build-Up for 945 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
$17.0K $18.00/SF
− Vacancy
−$3.4K −$3.60/SF
EGI
$13.6K $14.40/SF
− OpEx
−$3.4K −$3.60/SF
NOI
$10.2K $10.80/SF
Area
Raleigh County, WV
Vacancy
20.00%
Lease Rate
$18.00 /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%
$204,120
Cap Rate 7%
$145,800
Cap Rate 9%
$113,400
Alternative Uses
Best Use
Office B
$145.8K
$127.6K – $170.1K
NOI $10,206 @ 7.0% cap · market cap 6.81%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$556.8K
$487.2K – $649.6K
NOI $38,977 @ 7.0% cap · market cap 26.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
134
Businesses Nearby
Explore this area
Business Placement
Demographics for 25832, WV
4,487
Population
2,109
Households
2.1
Avg Household Size
47
Median Age
34%
College-Educated
93%
High-School Grad
12.5 sq mi
ZIP Area
359
Density / Sq Mi
$84,020
Median Household Income
$47,755
Median Earnings
$196,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Commercial land - B-1-zoned parcel with an existing building, Old Route 19 frontage, and access suited to commercial redevelopment or owner use.
Where is this commercial land located?
The property is located at 1388 RITTER DR. Daniels, WV.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: 0.63‑acre commercial parcel zoned B‑1; 945‑square‑foot structure built in 1955; Working kitchen, one bedroom, and one full bathroom
