Two-Story Office
For Sale
$925,000
725 RITTER DR, Beaver, WV 25813
Commercial Sale, BEAVER, WV
Property Size7,442 SF
Lot Size1.15 Acres
Price / SF$124.29
Days on Market51
Property Features for 725 RITTER DR
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Area 5
Standard status
Active
Size
7,442 SF
Lot size
1.15 Acres
Building Details
Year built
2012
Listing Agency:
ARMES REAL ESTATE & LAND COMPANY INC.
(304) 890-2388
Listed By:
Lisa Armes · License #WVB230300912
(681) 238-5495
Added: Aug 4
Changed: Aug 26
Last Checked: Sep 23 at 4:06AM
MLS# 95301
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.
Built in 2012, this two-story stucco office property contains 7,442 square feet on 1.15 acres. The interior includes 12 large offices and several bathrooms, providing a substantial existing administrative layout. Contemporary construction and a broad paved parking area support day-to-day business operations.
Separate entrances serve opposite sides of the building, creating the potential to divide the property into individually leased sections. The configuration may suit businesses needing multiple offices or an occupancy arrangement with more than one user. The property is located at 725 Ritter Dr in Beaver, West Virginia, within Raleigh County.
Separate entrances serve opposite sides of the building, creating the potential to divide the property into individually leased sections. The configuration may suit businesses needing multiple offices or an occupancy arrangement with more than one user. The property is located at 725 Ritter Dr in Beaver, West Virginia, within Raleigh County.
Key Highlights
- 7,442‑square‑foot office building constructed in 2012
- Two‑story contemporary stucco construction
- 12 expansive offices with potential suite conversion
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
$80,374
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
8.69%
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%
$1,607,480
$1.6M
Cap Rate 7%
$1,148,200
$1.1M
Cap Rate 9%
$893,044
$893.0K
Market Conditions
NOI Build-Up for 7,442 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
$134.0K $18.00/SF
− Vacancy
−$26.8K −$3.60/SF
EGI
$107.2K $14.40/SF
− OpEx
−$26.8K −$3.60/SF
NOI
$80.4K $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%
$1,607,480
Cap Rate 7%
$1,148,200
Cap Rate 9%
$893,044
Alternative Uses
Best Use
Office B
$1.15M
$1.00M – $1.34M
NOI $80,374 @ 7.0% cap · market cap 8.69%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$4.39M
$3.84M – $5.12M
NOI $306,951 @ 7.0% cap · market cap 33.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
12
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 25813, WV
7,017
Population
2,880
Households
2.4
Avg Household Size
38
Median Age
19%
College-Educated
85%
High-School Grad
45.9 sq mi
ZIP Area
153
Density / Sq Mi
$57,500
Median Household Income
$32,177
Median Earnings
$1,015
Median Rent
$147,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial layout with separate access points, extensive paved parking, multiple offices, and several bathrooms.
Where is this office building located?
The property is located at 725 RITTER DR Beaver, WV.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 7,442‑square‑foot office building constructed in 2012; Two‑story contemporary stucco construction; 12 expansive offices with potential suite conversion
