Building Details

Building Size 8,320 SF

Listed By: Grant Fitzgerald · License #License(s): DC: SP98372096, OH: BRKM.2020004453, FL: SL3425695, KY: 286261, WV: WVA260040460 Show Phone

Source: Marcusmillichap

Added: Aug 30 Changed: Aug 31 Last Checked: Sep 2 at 1:12PM

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Investment Insights

Based on property information with market context.

This Family Dollar convenience-store property contains 8,320 square feet and is offered for sale. The asset is located at 284 Midway Rd in Alum Creek, West Virginia 25003.

Key Highlights

• Family Dollar convenience‑store asset
• 8,320 square feet of property size
• 284 Midway Rd, Alum Creek, WV 25003

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

$80,343

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

8.35%

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%

$1,606,860 $1.6M

Cap Rate 7%

$1,147,757 $1.1M

Cap Rate 9%

$892,700 $892.7K

Market Conditions

NOI Build-Up for 8,320 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

$119.8K $14.40/SF

− Vacancy

−$5.0K −$0.60/SF

EGI

$114.8K $13.80/SF

− OpEx

−$34.4K −$4.14/SF

NOI

$80.3K $9.66/SF

Area

Kanawha County, WV

Vacancy

4.20%

Lease Rate

$14.40 /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%

$1,606,860

Cap Rate 7%

$1,147,757

Cap Rate 9%

$892,700

Alternative Uses

Best Use

Specialty Retail

$1.28M

$1.12M – $1.49M (±1% cap)

NOI $89,669 @ 7.0% cap · market cap 9.32%

Second Best

Retail

$1.15M

$1.00M – $1.34M (±1% cap)

NOI $80,343 @ 7.0% cap · market cap 8.35%

Theoretical Best

Office A

$1.83M

$1.61M – $2.14M (±1% cap)

NOI $128,434 @ 7.0% cap · market cap 13.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Family Dollar Discount Store

Suggested Use

Top Pick Grocery & Convenience Store (Bike/Boat/Book/etc) Store Law Firm Food Market Discount Store Restaurant

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

34

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 25003, WV

2,272

Population

943

Households

2.4

Avg Household Size

45

Median Age

18%

College-Educated

89%

High-School Grad

37.2 sq mi

ZIP Area

61

Density / Sq Mi

$61,031

Median Household Income

$41,032

Median Earnings

$738

Median Rent

$106,200

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 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 grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Convenience-store property offered for sale in Alum Creek, West Virginia.

Where is this grocery and convenience store located?

The property is located at 284 Midway Rd Alum Creek, WV.

What is the asking price?

The asking price for this property is $962,162.

What are key features of this property?

This property features: Family Dollar convenience‑store asset; 8,320 square feet of property size; 284 Midway Rd, Alum Creek, WV 25003