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    Kingwood Farm with Ranch Home Title is generated by Realmo AI

    2776 Vista View Road, Kingwood, WV 26537

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    Claim this Listing
    New
    For Sale
    $425,000

    Farm 10 Acres+, Ranch - Kingwood, WV

    Type:Farm
    Property size:
    1,482 SF
    Lot size:
    18.00 Acres
    Price / SF:
    $286/SF
    Added:
    May 15, 2026
    Days on Market:
    3
    Last Refresh:
    May 17 at 11:06 am

    Property Features for 2776 Vista View Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Zoning
    None
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Dining Room, Kitchen, Living Room
    Parking
    5
    Patio and Porch features
    Porch, Deck
    Interior features
    Smoke Detectors, hot Water Heater Elec., 9ft+ Ceiling, primary Bath, single Level Living
    Exterior features
    Other, Porch, deck, storage Shed/Outbuilding, landscaped, private Yard, Fence
    Fencing
    Fenced
    Fireplace
    1
    Basement Y/N
    1
    Appliances
    Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
    Standard status
    Active
    Size
    1,482 SF
    Lot size
    18.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    634

    Utilities

    Utilities
    Water Available
    Heating system
    Electric (Heating), Fireplace(s), Forced Air, Heat Pump (Heating)
    Cooling system
    Central Air
    Water front features
    Pond

    Building Details

    Year built
    2012
    Floors in Building
    1
    Flooring type
    Carpet, Carpet - Full, Vinyl
    Roof type
    Shingle
    Architectural style
    Ranch
    Additional Structures
    Outbuilding, Packing Shed, Shed(s)

    We can help!

    Listing Contact
    JESSICA LIPSCOMB

    Listing agent JESSICA LIPSCOMB License #WVB190300558

    Listing office HOUSES & MORE INC 400 E Main Street, Kingwood, WV

    Listing date May 15, 2026

    MLS# 10164869 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

    • 18‑acre farm ideal for livestock, gardening, or homesteading
    • Custom‑built 2012 ranch home with single‑level living
    • Large pond and rolling pasture fields
    • High tunnel with electric and irrigation
    • Full unfinished basement and attached 2‑car garage
    • Modern appliances included: dishwasher, dryer, microwave, range, refrigerator, and washer

    Overview

    This 18-acre farm is suited for livestock, gardening, or homesteading. The property features a custom-built ranch home constructed in 2012, offering single-level living with 3 bedrooms and 2.5 baths. The home includes soaring cathedral ceilings and a bright, open layout. A full unfinished basement and an attached 2-car garage provide storage space. The property includes rolling pasture fields, a large pond, a storage shed, and mature landscaping. A high tunnel is equipped with electric and irrigation pumps to support the growing season. The ranch home has a property size of 1482 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Kingwood
    County
    Preston
    State
    West Virginia
    Longitude
    -79.7366174
    Latitude
    39.5437373

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    FAQs

    What type of property is this?
    Farm - 18-acre farm featuring a custom-built ranch home and amenities.
    Where is this farm located?
    The property is located at 2776 Vista View Road Kingwood, WV.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: 18‑acre farm ideal for livestock, gardening, or homesteading; Custom‑built 2012 ranch home with single‑level living; Large pond and rolling pasture fields
    (304) 216-2440
    We can help!
    Listing Contact
    JESSICA LIPSCOMB
    Real Estate License ID: WVB190300558
    Learn More
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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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    2776 Vista View Road, Kingwood, WV 26537
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