Prime Commercial Office Space
For Sale
$1,499,900
353 RAGLAND RD, Beckley, WV 25801
COMMERCIAL - BECKLEY, WV
Property Size7,595 SF
Lot Size2.16 Acres
Price / SF$197.49
Days on Market353
Property Features for 353 RAGLAND RD
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Area 1
Standard status
Active
Size
7,595 SF
Lot size
2.16 Acres
Amenities
20 private offices
multiple large conference rooms
spacious common areas
Building Details
Year built
1983
Listing Agency:
Zaferatos Real Estate
(304) 254-0972
Listed By:
Justin & Amy Fairchild · License #WV0028561
(304) 575-9690
Added: Sep 2, 2025
Changed: Aug 4
Last Checked: Aug 20 at 8:06PM
MLS# 92592
Copyright © 2026 Beckley Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This commercial property offers over 7,500 square feet of office space situated on a 2.16-acre lot. The property features 20 private offices, multiple large conference rooms, and spacious common areas. The layout is customizable to suit various business needs. The level lot provides expansive parking and room for future expansion, with a cleared side lot enhancing the site's potential. Located near the Beckley retail corridor, the property is surrounded by shopping, restaurants, and professional services. This property is suitable for medical practices, professional offices, legal and financial services, educational institutions, or corporate headquarters.
Key Highlights
- Over 7,500 sq. ft. of prime commercial office space.
- High‑visibility, high‑traffic location near the Beckley retail corridor.
- Expansive parking on a level 2+ acre lot with room for future expansion.
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
$82,026
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
5.47%
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%
$1,640,520
$1.6M
Cap Rate 7%
$1,171,800
$1.2M
Cap Rate 9%
$911,400
$911.4K
Market Conditions
NOI Build-Up for 7,595 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
$136.7K $18.00/SF
− Vacancy
−$27.3K −$3.60/SF
EGI
$109.4K $14.40/SF
− OpEx
−$27.3K −$3.60/SF
NOI
$82.0K $10.80/SF
Area
Raleigh County, WV
Vacancy
20.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,640,520
Cap Rate 7%
$1,171,800
Cap Rate 9%
$911,400
Alternative Uses
Best Use
Office B
$1.17M
$1.03M – $1.37M
NOI $82,026 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.48M
$3.92M – $5.22M
NOI $313,262 @ 7.0% cap · market cap 20.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
Explore this area
Business Placement
Demographics for 25801, WV
31,369
Population
15,185
Households
2.1
Avg Household Size
43
Median Age
23%
College-Educated
88%
High-School Grad
99.1 sq mi
ZIP Area
317
Density / Sq Mi
$49,370
Median Household Income
$35,314
Median Earnings
$842
Median Rent
$151,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 7,500+ sq ft commercial office space in Beckley, WV.
Where is this office building located?
The property is located at 353 RAGLAND RD Beckley, WV.
What is the asking price?
The asking price for this property is $1,499,900.
What are key features of this property?
This property features: Over 7,500 sq. ft. of prime commercial office space.; High‑visibility, high‑traffic location near the Beckley retail corridor.; Expansive parking on a level 2+ acre lot with room for future expansion.
