Building Details

Year built 1955

Listing Agency: ARMES REAL ESTATE & LAND COMPANY INC. Show Phone

Listed By: Lisa Armes · License #WVB230300912 Show Phone

Added: Jun 28, 2025 Changed: Aug 4 Last Checked: Aug 20 at 11:06PM

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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 for-sale commercial property in Daniels, West Virginia is situated on a single parcel covering 0.63 acres and includes an original building recorded at approximately 945–998 square feet. The existing layout features a working kitchen, one bedroom, and one full bath, providing flexibility for a range of small-scale commercial uses, office setups, or renovation plans.

The property is described as being positioned just off Route 19 with Old Route 19 frontage, supported by road frontage and visibility for customer and delivery access. It is also noted as being slightly elevated and centrally located between Beaver and Shady Spring.

Zoned B-1 (General Business), the building may be suitable for office space, small business use, storage units, retail potential, or other compatible general business applications under the current zoning designation.

Key Highlights

• Prime location in Daniels, WV with high traffic count and excellent visibility off Route 19.
• Zoned B‑1 (General Business) offering flexibility for office space, retail, storage, or renovation.
• Convenient access with frontage on Old Route 19, simplifying ingress and egress.

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 (±1% cap)

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 (±1% cap)

NOI $38,977 @ 7.0% cap · market cap 26.00%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Real Estate Agency HVAC Service Nail Salon (Bike/Boat/Book/etc) Store Spa & Massage Center Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Office units - Single-parcel property with an existing structure, working kitchen, one bedroom, and one full bath on 0.63 acres.

Where is this office units 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: Prime location in Daniels, WV with high traffic count and excellent visibility off Route 19.; Zoned B‑1 (General Business) offering flexibility for office space, retail, storage, or renovation.; Convenient access with frontage on Old Route 19, simplifying ingress and egress.