Building Details

Year Built 1959

Stories 1

Listing Agency: Better Homes and Gardens Real Estate Central Show Phone

Listed By: Scott Morris · License #200301034 Show Phone

Source: Xome

Added: May 4 Changed: Aug 8 Last Checked: Jul 24 at 4:54AM

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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 Better Homes and Gardens Real Estate Central

Investment Insights

Based on property information with market context.

This ranch-style duplex features a one-bedroom apartment located over the detached garage. The property includes updated windows throughout the home and new gutters for the house and garage.

The home is described as being very close to Elk River Trails. The detached garage provides the structure for the upper apartment configuration.

With a residence plus an attached-over-detached-garage apartment setup, the property may support an income-producing layout while keeping a single-family ranch feel at the main level.

Key Highlights

• Rancher with a one‑bedroom apartment over a detached garage for possible income
• Updated windows throughout the main home
• Central air and gas heating; partial heating

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

$7,292

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

4.86%

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%

$145,840 $145.8K

Cap Rate 7%

$104,171 $104.2K

Cap Rate 9%

$81,022 $81.0K

Market Conditions

NOI Build-Up for 1,066 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

$10.9K $10.20/SF

− Vacancy

−$457 −$0.43/SF

EGI

$10.4K $9.77/SF

− OpEx

−$3.1K −$2.93/SF

NOI

$7.3K $6.84/SF

Area

Kanawha County, WV

Vacancy

4.20%

Lease Rate

$10.20 /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%

$145,840

Cap Rate 7%

$104,171

Cap Rate 9%

$81,022

Alternative Uses

Best Use

Multifamily LT 5

$104.2K

$91.2K – $121.5K (±1% cap)

NOI $7,292 @ 7.0% cap · market cap 4.86%

Second Best

Apartment 5plus

$98.2K

$85.9K – $114.6K (±1% cap)

NOI $6,874 @ 7.0% cap · market cap 4.58%

Theoretical Best

Office A

$235.1K

$205.7K – $274.3K (±1% cap)

NOI $16,456 @ 7.0% cap · market cap 10.97%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Carpet & Flooring Store

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

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Explore this area Business Placement

Demographics for 25045, WV

4,770

Population

2,026

Households

2.4

Avg Household Size

45

Median Age

15%

College-Educated

84%

High-School Grad

131.0 sq mi

ZIP Area

36

Density / Sq Mi

$47,500

Median Household Income

$37,333

Median Earnings

$924

Median Rent

$105,800

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Rancher with an updated one-bedroom apartment over a detached garage, plus new gutters and updated windows.

Where is this duplex located?

The property is located at 1525 Thorofare Road Clendenin, WV.

What is the asking price?

The asking price for this property is $150,000.

What are key features of this property?

This property features: Rancher with a one‑bedroom apartment over a detached garage for possible income; Updated windows throughout the main home; Central air and gas heating; partial heating