Turn-Key Car Wash
For Sale
Contact for pricing
442 Williamsport Pike, Martinsburg, WV 25404
Car wash property with redevelopment potential in high-traffic area.
Property Size7,667 SF
Price / SF$280.42
Days on Market1004
Property Features for 442 Williamsport Pike
General Information
Standard status
Active
Size
7,667 SF
Property subtype
Special Purpose
Building Details
Year Built
2006
Buildings
2
Listing Agency:
Black Diamond Realty
Listed By:
W. Aaron Poling · License #MD 643849
Source:
Crexi
Added: Nov 30, 2023
Changed: Aug 28
Last Checked: Aug 29 at 9:31AM
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 Black Diamond Realty
Investment Insights
Based on property information with market context.
Located along Route 11, the property at 442 Williamsport Pike is a car wash facility offering 7,667 square feet of space. Situated at the intersection of Route 11 and Route 9, the property benefits from high visibility. This property presents an investment or redevelopment opportunity at a hard corner location in Martinsburg.
Key Highlights
- Turn‑key car wash business opportunity.
- Prime location on Route 11.
- High visibility at the intersection of Route 11 and Route 9.
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
$74,678
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
3.47%
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%
$1,493,560
$1.5M
Cap Rate 7%
$1,066,829
$1.1M
Cap Rate 9%
$829,756
$829.8K
Market Conditions
NOI Build-Up for 7,667 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
$107.6K $14.04/SF
− Vacancy
−$8.1K −$1.05/SF
EGI
$99.6K $12.99/SF
− OpEx
−$24.9K −$3.25/SF
NOI
$74.7K $9.74/SF
Area
Berkeley County, WV
Vacancy
7.50%
Lease Rate
$14.04 /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%
$1,493,560
Cap Rate 7%
$1,066,829
Cap Rate 9%
$829,756
Alternative Uses
Best Use
Specialty Retail
$1.07M
$933.5K – $1.24M
NOI $74,678 @ 7.0% cap · market cap 3.47%
Second Best
Retail
$706.4K
$618.1K – $824.1K
NOI $49,445 @ 7.0% cap · market cap 2.30%
Theoretical Best
Office A
$1.39M
$1.21M – $1.62M
NOI $97,156 @ 7.0% cap · market cap 4.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
287k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 31%
Shops & Services 25%
Groceries 23%
Home Improvements & Furnishings 8%
McDonald's
Dining
31,043 visits/mo
0.3 miles
Martin's Food Market
Groceries
25,800 visits/mo
0.2 miles
Big Lots
Superstores
22,517 visits/mo
0.2 miles
Tractor Supply Co.
Home Improvements & Furnishings
18,762 visits/mo
0.3 miles
Dollar Tree
Shops & Services
17,741 visits/mo
0.2 miles
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 Retail 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?
Car wash - Car wash property with redevelopment potential in high-traffic area.
Where is this car wash located?
The property is located at 442 Williamsport Pike Martinsburg, WV.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Turn‑key car wash business opportunity.; Prime location on Route 11.; High visibility at the intersection of Route 11 and Route 9.
