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    Recreational Land Near Big Sandy Creek Title is generated by Realmo AI

    178 Palmer Drive, Bruceton Mills, WV 26525

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    Claim this Listing
    For Sale
    $139,700

    LAND - Bruceton Mills, WV

    Lot size:
    0.27 Acres
    Added:
    Apr 6, 2026
    Days on Market:
    56
    Last Refresh:
    May 31 at 12:06 pm

    Property Features for 178 Palmer Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    INC PAR 45 LOTS 4 & 5 BLK 4 UNIT 5 BIG SANDY SHORES
    Tax Annual Amount
    31

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    KEVIN MCMILLEN
    KEVIN MCMILLEN

    Listing agent KEVIN MCMILLEN License #WVS210301362

    Listing office REAL BROKER, LLC 232 Capitol Street Ste F, Charleston, WV

    Listing date Apr 6, 2026

    MLS# 10158818 Listing URL

    Copyright © 2026 North Central West Virginia Real Estate Information Network. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey recreational setup with 3 established campsites, water, electric, and septic already in place.
    • Direct access to Big Sandy Creek for fishing, kayaking, and waterfront relaxation.
    • Prime location near Cooper's Rock, Cheat River, Cheat Lake, Deep Creek Lake, Wisp Resort, and the Laurel Highlands, offering diverse outdoor activities.
    • Spacious third site suitable for building a custom cabin.
    • Community amenities including a playground and pavilion for gatherings.
    • Shed option available for gear storage.

    Overview

    Located near Bruceton Mills, this 0.27-acre property at Big Sandy Shores presents an opportunity for outdoor recreation. The property features three established campsites with water, electric, and septic systems already in place, as well as nearby high-speed internet. One of the sites is suited for building a custom cabin. Big Sandy Creek is just feet away, offering fishing, kayaking, and canoeing. Community amenities include a playground and pavilion. The location provides access to outdoor recreation in the region, including Cooper's Rock State Forest, the Cheat River, and Cheat Lake. Deep Creek Lake, Wisp Resort, and Swallow Falls in Maryland are a short drive away, as are Pennsylvania's Laurel Highlands, including Ohiopyle, Fallingwater, Fort Ligonier, Youghiogheny River & Lake, and Laurel Caverns. The area allows for year-round outdoor adventure, such as hiking, biking, rafting, skiing, hunting, and fishing. The community pavilion is suitable for gatherings, and a shed option is available for storage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Law Firm Big Box & Wholesale Store Department Store HVAC Service Grocery & Convenience Store Grocery & Convenience Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bruceton Mills
    County
    Preston
    State
    West Virginia
    Longitude
    -79.6260673
    Latitude
    39.67488662

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    FAQs

    What type of property is this?
    Recreation land - Turnkey recreational land with campsites and community amenities.
    Where is this recreation land located?
    The property is located at 178 Palmer Drive Bruceton Mills, WV.
    What is the asking price?
    The asking price for this property is $139,700.
    What are key features of this property?
    This property features: Turnkey recreational setup with **3 established campsites, water, electric, and septic already in place.**; **Direct access to Big Sandy Creek** for fishing, kayaking, and waterfront relaxation.; Prime location near Cooper's Rock, Cheat River, Cheat Lake, Deep Creek Lake, Wisp Resort, and the Laurel Highlands, offering diverse outdoor activities.
    (304) 376-1727
    We can help!
    Listing Contact
    KEVIN MCMILLEN
    KEVIN MCMILLEN
    Real Estate License ID: WVS210301362
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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