Building Details

Year built 2000

Listing Agency: RazBerry & Associates Real Estate Company, Inc. Show Phone

Listed By: . Kevin Rasmussen/ Sarah Peters Show Phone

Added: Aug 19, 2023 Changed: Sep 7 Last Checked: Sep 10 at 6:06AM

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MLS# 85652

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 flex-space property combines two buildings on a 1-acre site. The garage contains approximately 1,092 square feet with two bays, an office, two bathrooms, a lift, and gas heat. The second building measures approximately 1,960 square feet and provides large open areas, two bathrooms, a loading dock door, and electric service. A new roof was installed on that building in May 2023. Constructed in 2000, the improvements total 3,052 square feet.

The property is located in Stanaford, West Virginia, at 708,714 Stanaford Road. The two-building configuration brings garage and open-building space together on one commercial site.

Key Highlights

• Two‑building flex‑space property on 1 acre
• Garage measures approximately 1092 square feet with 2 bays, office, 2 bathrooms, lift, and gas heat
• Second building measures approximately 1960 square feet with open areas, 2 bathrooms, and loading dock door

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

$21,871

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

8.75%

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%

$437,420 $437.4K

Cap Rate 7%

$312,443 $312.4K

Cap Rate 9%

$243,011 $243.0K

Market Conditions

NOI Build-Up for 3,052 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

$38.5K $12.60/SF

− Vacancy

−$4.8K −$1.58/SF

EGI

$33.6K $11.03/SF

− OpEx

−$11.8K −$3.86/SF

NOI

$21.9K $7.17/SF

Area

Raleigh County, WV

Vacancy

12.50%

Lease Rate

$12.60 /SF/Yr

Expense Ratio

35.00%

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%

$437,420

Cap Rate 7%

$312,443

Cap Rate 9%

$243,011

Alternative Uses

Best Use

Retail

$419.8K

$367.3K – $489.8K (±1% cap)

NOI $29,386 @ 7.0% cap · market cap 11.75%

Second Best

Flex RnD

$312.4K

$273.4K – $364.5K (±1% cap)

NOI $21,871 @ 7.0% cap · market cap 8.75%

Theoretical Best

Multifamily LT 5

$1.80M

$1.57M – $2.10M (±1% cap)

NOI $125,882 @ 7.0% cap · market cap 50.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Flex space

Suggested Use

Top Pick Auto Repair Shop Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Dock-high doors

2

Service bays

Location Intelligence

Trade Area within ½ mile

182

Businesses Nearby

Balanced

Demand for This Use

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 Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 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 flex space 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?

Flex space - Includes garage bays, office space, bathrooms, and a loading dock door.

Where is this flex space located?

The property is located at 708 714 STANAFORD ROAD Stanaford, WV.

What is the asking price?

The asking price for this property is $250,000.

What are key features of this property?

This property features: Two‑building flex‑space property on 1 acre; Garage measures approximately 1092 square feet with 2 bays, office, 2 bathrooms, lift, and gas heat; Second building measures approximately 1960 square feet with open areas, 2 bathrooms, and loading dock door