Leased Mixed-Use Investment
For Sale
Contact for pricing
2242 Williams Hwy, Williamstown, WV 26187
Fully leased mixed-use center with strong rental history.
Property Size31,543 SF
Price / SF$91.91
Days on Market664
Property Features for 2242 Williams Hwy
General Information
Standard status
Active
Size
31,543 SF
Class
C
Property subtype
Industrial, Mixed Use, Office, Retail
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$201,588
Building Details
Year Built
1993
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
PMC Realty services
Listed By:
Cale Conley · License #WVS210301357
(304) 588-2253
Source:
Crexi
Added: Nov 7, 2024
Changed: Aug 16
Last Checked: Sep 1 at 8:00PM
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 PMC Realty services
Investment Insights
Based on property information with market context.
Boaz Business Park in Williamstown, WV, presents an investment opportunity. This stabilized asset is a 31,543 square foot multi-tenant mixed-use center located on Williams Highway. The property is 100% leased and consists of eight tenants with a strong rental history.
Key Highlights
- 100% Leased: Provides immediate and consistent income stream.
- Stabilized Asset: Demonstrates a history of reliable performance and occupancy.
- Approximately 7% ROI: Offers a strong return on investment.
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
$176,720
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
6.10%
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%
$3,534,400
$3.5M
Cap Rate 7%
$2,524,571
$2.5M
Cap Rate 9%
$1,963,556
$2.0M
Market Conditions
NOI Build-Up for 31,543 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
$314.2K $9.96/SF
− Vacancy
−$31.4K −$1.00/SF
EGI
$282.8K $8.96/SF
− OpEx
−$106.0K −$3.36/SF
NOI
$176.7K $5.60/SF
Area
Wood County, WV
Vacancy
10.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
37.50%
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%
$3,534,400
Cap Rate 7%
$2,524,571
Cap Rate 9%
$1,963,556
Alternative Uses
Best Use
Office B
$6.33M
$5.54M – $7.38M
NOI $442,864 @ 7.0% cap · market cap 15.28%
Second Best
Retail
$4.35M
$3.81M – $5.08M
NOI $304,599 @ 7.0% cap · market cap 10.51%
Theoretical Best
Office A
$8.70M
$7.61M – $10.14M
NOI $608,654 @ 7.0% cap · market cap 21.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 26187, WV
6,209
Population
2,921
Households
2.1
Avg Household Size
45
Median Age
35%
College-Educated
96%
High-School Grad
21.5 sq mi
ZIP Area
289
Density / Sq Mi
$80,714
Median Household Income
$44,571
Median Earnings
$865
Median Rent
$183,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased mixed-use center with strong rental history.
Where is this mixed-use property located?
The property is located at 2242 Williams Hwy Williamstown, WV.
What is the asking price?
The asking price for this property is $2,899,000.
What are key features of this property?
This property features: 100% Leased: Provides immediate and consistent income stream.; Stabilized Asset: Demonstrates a history of reliable performance and occupancy.; Approximately 7% ROI: Offers a strong return on investment.
