Industrial Distribution Building with
For Sale
Contact for pricing
4786 Williamsport Pike, Martinsburg, WV 25404
10,000 SF 1-story industrial building on 8.29 acres with 7 oversized drive-in doors and industrial outdoor storage.
Property Size13,240 SF
Lot Size8.29 Acres
Price / SF$226.21
Days on Market488
Property Features for 4786 Williamsport Pike
General Information
Standard status
Active
Size
13,240 SF
Lot size
8.29 Acres
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Additional Details
Drive-In Doors
7
Listing Agency:
MacKenzie Commercial Real Estate | Columbia (MD)
(410) 872-0400
Listed By:
Dennis Boyle
(410) 598-2473
Source:
Moodyscre
Added: May 15, 2025
Changed: Sep 8
Last Checked: Sep 13 at 7:59AM
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 MacKenzie Commercial Real Estate | Columbia (MD)
Investment Insights
Based on property information with market context.
One 1-story industrial building totaling approximately 10,000 SF situated on 8.29 acres. The property features superior loading capacity with seven oversized drive-in doors and includes a large amount of industrial outdoor storage (IOS). A 1-story residence and a small shed are also located on-site.
The property offers easy access to Route 81 and is situated just south of the Maryland State Line, within a growing area with nearby amenities.
The on-site configuration combines multiple loading points with outdoor storage support, making the site well-suited for industrial operations that require both warehouse space and staging or storage outdoors.
The property offers easy access to Route 81 and is situated just south of the Maryland State Line, within a growing area with nearby amenities.
The on-site configuration combines multiple loading points with outdoor storage support, making the site well-suited for industrial operations that require both warehouse space and staging or storage outdoors.
Key Highlights
- 10,000 SF 1‑story industrial building on 8.29 acres
- Superior loading with 7 oversized drive‑in doors
- Large amount of industrial outdoor storage (IOS)
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
$92,879
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
3.10%
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%
$1,857,580
$1.9M
Cap Rate 7%
$1,326,843
$1.3M
Cap Rate 9%
$1,031,989
$1.0M
Market Conditions
NOI Build-Up for 13,240 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
$119.2K $9.00/SF
− Vacancy
−$9.9K −$0.75/SF
EGI
$109.3K $8.25/SF
− OpEx
−$16.4K −$1.24/SF
NOI
$92.9K $7.02/SF
Area
Berkeley County, WV
Vacancy
8.30%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,857,580
Cap Rate 7%
$1,326,843
Cap Rate 9%
$1,031,989
Alternative Uses
Best Use
Warehouse
$1.33M
$1.16M – $1.55M
NOI $92,879 @ 7.0% cap · market cap 3.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,777 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
7
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 25404, WV
23,034
Population
9,973
Households
2.3
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
37.9 sq mi
ZIP Area
608
Density / Sq Mi
$68,897
Median Household Income
$42,976
Median Earnings
$1,228
Median Rent
$226,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Spring Mills Self Storage — 254 T J Jackson Dr #4645, Falling Waters, WV 25419
- BCI Self Storage — 5295 Williamsport Pike, Martinsburg, WV 25404
- North Spring Mills Self-Storage — 1059 T J Jackson Dr, Falling Waters, WV 25419
Frequently Asked Questions
What type of property is this?
Warehouse - 10,000 SF 1-story industrial building on 8.29 acres with 7 oversized drive-in doors and industrial outdoor storage.
Where is this warehouse located?
The property is located at 4786 Williamsport Pike Martinsburg, WV.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 10,000 SF 1‑story industrial building on 8.29 acres; Superior loading with 7 oversized drive‑in doors; Large amount of industrial outdoor storage (IOS)
