Unrestricted Industrial Development
For Sale
$550,000
2764 WINCHESTER AVENUE, Martinsburg, WV 25405
Unrestricted 3.11-acre site with frontage on Route 11 and Packhorse Ford Road and a concrete block shell ready for redevelopment.
Property Size6,192 SF
Lot Size3.11 Acres
Price / SF$88.82
Days on Market45
Property Features for 2764 WINCHESTER AVENUE
General Information
Standard status
Active
Size
6,192 SF
Lot size
3.11 Acres
Property subtype
Commercial
Site & Location
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1945
Listing Agency:
Keller Williams Realty Advantage
(304) 268-2696
Listed By:
Natalie J Hoffmann · License #WV0012448
(304) 268-2696
Source:
Cummingsrealtors
Added: Jul 11
Changed: Aug 24
Last Checked: Aug 23 at 5:28AM
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 Keller Williams Realty Advantage
Investment Insights
Based on property information with market context.
Unrestricted 3.11-acre development site with frontage on both Route 11 and Packhorse Ford Road. Public water and sewer are available. A 50' x 65' concrete block building shell is already in place and is ready for redevelopment, requiring a new roof.
The property currently holds a non-transferable salvage license, with renewal due at the end of 2026. Buyers who want to continue that use should complete their own due diligence regarding applicable licensing requirements.
The site is offered as a development opportunity for future uses, with potential for commercial, industrial, or multi-family development subject to applicable approvals.
The property currently holds a non-transferable salvage license, with renewal due at the end of 2026. Buyers who want to continue that use should complete their own due diligence regarding applicable licensing requirements.
The site is offered as a development opportunity for future uses, with potential for commercial, industrial, or multi-family development subject to applicable approvals.
Key Highlights
- Unrestricted 3.11‑acre site with frontage on both Route 11 and Packhorse Ford Road
- 50' x 65' concrete block building shell on site, ready for redevelopment (new roof required)
- Public water and sewer available
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
$35,772
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
6.50%
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%
$715,440
$715.4K
Cap Rate 7%
$511,029
$511.0K
Cap Rate 9%
$397,467
$397.5K
Market Conditions
NOI Build-Up for 6,192 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
$55.7K $9.00/SF
− Vacancy
−$4.6K −$0.75/SF
EGI
$51.1K $8.25/SF
− OpEx
−$15.3K −$2.48/SF
NOI
$35.8K $5.78/SF
Area
Berkeley County, WV
Vacancy
8.30%
Lease Rate
$9.00 /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%
$715,440
Cap Rate 7%
$511,029
Cap Rate 9%
$397,467
Alternative Uses
Best Use
Flex RnD
$790.9K
$692.0K – $922.7K
NOI $55,361 @ 7.0% cap · market cap 10.07%
Second Best
Industrial
$511.0K
$447.2K – $596.2K
NOI $35,772 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$1.12M
$980.8K – $1.31M
NOI $78,465 @ 7.0% cap · market cap 14.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 25405, WV
14,294
Population
5,917
Households
2.4
Avg Household Size
38
Median Age
20%
College-Educated
89%
High-School Grad
21.7 sq mi
ZIP Area
659
Density / Sq Mi
$90,962
Median Household Income
$45,563
Median Earnings
$1,549
Median Rent
$254,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial land - Unrestricted 3.11-acre site with frontage on Route 11 and Packhorse Ford Road and a concrete block shell ready for redevelopment.
Where is this industrial land located?
The property is located at 2764 WINCHESTER AVENUE Martinsburg, WV.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Unrestricted 3.11‑acre site with frontage on both Route 11 and Packhorse Ford Road; 50' x 65' concrete block building shell on site, ready for redevelopment (new roof required); Public water and sewer available
