Mixed-Use Property with Rental
New
For Sale
$339,900
59 EAST ROAD, Martinsburg, WV 25404
Two-level commercial property with private parking and an upstairs unit with its own entrance.
Property Size3,410 SF
Price / SF$99.68
Days on Market5
Property Features for 59 EAST ROAD
General Information
Standard status
Active
Size
3,410 SF
Property subtype
Commercial
Building Details
Year Built
1950
Listing Agency:
Samson Properties
(304) 283-3109
Listed By:
Stacy Jenkins · License #WVS220301944
(304) 283-3109
Source:
Cummingsrealtors
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 3:27PM
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 3,410-square-foot mixed-use property combines a commercial main level with an upstairs residential unit. The lower floor includes approximately seven rooms arranged as office space, reception and waiting areas, a half bathroom, kitchenette, storage, and retail area, with concrete epoxy flooring throughout. The upper level contains a three-bedroom, one-bath rental unit accessed through a private entrance.
Site features include a private parking lot, a fully fenced side and rear yard, covered rear porch, oversized garage bay with sliding door, and a recently added storage shed. Mini-split A/C units serve both levels and were installed in 2025. Exterior cameras and spotlights are in place, while the metal roof was painted and sealed in 2025. The property is outside city limits at 59 East Road in Martinsburg, West Virginia.
Site features include a private parking lot, a fully fenced side and rear yard, covered rear porch, oversized garage bay with sliding door, and a recently added storage shed. Mini-split A/C units serve both levels and were installed in 2025. Exterior cameras and spotlights are in place, while the metal roof was painted and sealed in 2025. The property is outside city limits at 59 East Road in Martinsburg, West Virginia.
Key Highlights
- 3,410 SF mixed‑use property with commercial and residential components
- Main level includes approximately 7 rooms, retail area, offices, kitchenette, storage, and 1/2 BA
- 3BD 1BA upstairs rental unit with private entrance
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
$23,273
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
6.85%
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%
$465,460
$465.5K
Cap Rate 7%
$332,471
$332.5K
Cap Rate 9%
$258,589
$258.6K
Market Conditions
NOI Build-Up for 3,410 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
$40.9K $12.00/SF
− Vacancy
−$3.7K −$1.08/SF
EGI
$37.2K $10.92/SF
− OpEx
−$14.0K −$4.10/SF
NOI
$23.3K $6.83/SF
Area
Berkeley County, WV
Vacancy
9.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$465,460
Cap Rate 7%
$332,471
Cap Rate 9%
$258,589
Alternative Uses
Best Use
Office B
$471.3K
$412.4K – $549.9K
NOI $32,992 @ 7.0% cap · market cap 9.71%
Second Best
Mixed Use
$332.5K
$290.9K – $387.9K
NOI $23,273 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$617.3K
$540.2K – $720.2K
NOI $43,212 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
466
Businesses Nearby
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level commercial property with private parking and an upstairs unit with its own entrance.
Where is this mixed-use property located?
The property is located at 59 EAST ROAD Martinsburg, WV.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: 3,410 SF mixed‑use property with commercial and residential components; Main level includes approximately 7 rooms, retail area, offices, kitchenette, storage, and 1/2 BA; 3BD 1BA upstairs rental unit with private entrance
