Mixed-Use Corner Retail with
For Sale
$549,900
325 Winchester Avenue, Martinsburg, WV 25401
Corner retail space with a leased upstairs tenant and a rented rear 2-bedroom apartment on a mixed-use commercial zoning basis.
Property Size3,500 SF
Price / SF$157.11
Days on Market119
Property Features for 325 Winchester Avenue
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$2,335
Amenities
Central Air, Heat Pump
3
Hardwood, Ceramic Tile, Vinyl
Metal
373
Parking. Corner Lot.
On Street.
City
Satellite Dish. Corner.
Building Details
Year Built
1920
Listing Agency:
(304) 930-5128
Listed By:
Samson Properties
(240) 405-5575
Source:
Xome
Added: May 10
Changed: Sep 1
Last Checked: Sep 4 at 3:24AM
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 Samson Properties
Investment Insights
Based on property information with market context.
This mixed-use corner property includes an upper main-level retail store that is currently leased on a month-to-month basis, along with a 2-bedroom apartment in the rear that is rented and features modern upgrades including mini-split HVAC and stainless steel appliances. The apartment also has updated baths and a rear entry.
The building is positioned across from the Interwoven Mill Project and related parking areas, and it benefits from on-street parking to the side of the building. The seller notes that parking may be negotiable with nearby parking options on the same block, including a church parking lot and an auto parts store behind the building.
The zoning is listed as Mixed Use Commercial. The property size is provided as 3,500 (total), and the listing information indicates the zoning details are available in the attached documents.
The building is positioned across from the Interwoven Mill Project and related parking areas, and it benefits from on-street parking to the side of the building. The seller notes that parking may be negotiable with nearby parking options on the same block, including a church parking lot and an auto parts store behind the building.
The zoning is listed as Mixed Use Commercial. The property size is provided as 3,500 (total), and the listing information indicates the zoning details are available in the attached documents.
Key Highlights
- 1920‑built corner property with mixed‑use commercial zoning (Zoning 373) and on‑street parking.
- Upper main level is a retail space leased on a month‑to‑month basis for $1,350/month.
- Rear 2‑bedroom apartment is rented for $1,250/month.
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
$22,572
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
4.10%
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%
$451,440
$451.4K
Cap Rate 7%
$322,457
$322.5K
Cap Rate 9%
$250,800
$250.8K
Market Conditions
NOI Build-Up for 3,500 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
$34.9K $9.96/SF
− Vacancy
−$2.6K −$0.75/SF
EGI
$32.2K $9.21/SF
− OpEx
−$9.7K −$2.76/SF
NOI
$22.6K $6.45/SF
Area
Berkeley County, WV
Vacancy
7.50%
Lease Rate
$9.96 /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%
$451,440
Cap Rate 7%
$322,457
Cap Rate 9%
$250,800
Alternative Uses
Best Use
Retail
$322.5K
$282.2K – $376.2K
NOI $22,572 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$218.1K
$190.9K – $254.5K
NOI $15,270 @ 7.0% cap · market cap 2.78%
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,100
Businesses Nearby
22k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 94%
Electronics 6%
Family Dollar
Shops & Services
8,269 visits/mo
0.3 miles
7-Eleven
Shops & Services
6,649 visits/mo
0.1 miles
Truist
Shops & Services
4,602 visits/mo
0.4 miles
Boost Mobile
Electronics
1,329 visits/mo
0.0 miles
Napa Auto Parts
Shops & Services
714 visits/mo
0.1 miles
Demographics for 25401, WV
15,086
Population
6,841
Households
2.2
Avg Household Size
38
Median Age
23%
College-Educated
86%
High-School Grad
5.8 sq mi
ZIP Area
2,601
Density / Sq Mi
$49,157
Median Household Income
$33,147
Median Earnings
$1,014
Median Rent
$221,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Corner retail space with a leased upstairs tenant and a rented rear 2-bedroom apartment on a mixed-use commercial zoning basis.
Where is this storefront property located?
The property is located at 325 Winchester Avenue Martinsburg, WV.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 1920‑built corner property with mixed‑use commercial zoning (Zoning 373) and on‑street parking.; Upper main level is a retail space leased on a month‑to‑month basis for $1,350/month.; Rear 2‑bedroom apartment is rented for $1,250/month.
