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    Milton Acreage with Modern Home Title is generated by Realmo AI

    965 McComas Branch Road Unit 965, Milton, WV 25541

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    Claim this Listing
    For Sale
    $450,000

    156 acres with a 3-bedroom modular home and amenities.

    Type:Ranch
    Property size:
    1,860 SF
    Lot size:
    156.00 Acres
    Price / SF:
    $241/SF
    Added:
    Apr 15, 2026
    Days on Market:
    46
    Last Refresh:
    May 27 at 12:16 pm

    Property Features for 965 McComas Branch Road Unit 965

    General Information

    Standard status
    Active
    Size
    1,860 SF
    Lot size
    156.00 Acres
    Property subtype
    Ranch

    Building Details

    Year Built
    2014

    We can help!

    Listing Contact
    Gwen Samms
    Gwen Samms

    Listing agent Gwen Samms License #0024935

    Listing office Better Homes and Gardens Real Estate Central

    Listing date Apr 15, 2026

    Source Xome

    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 Better Homes and Gardens Real Estate Central

    HighLights

    • 156 acres of land with 3‑5 miles of trails and excellent hunting opportunities.
    • Free gas and solar power for energy efficiency.
    • Enjoy a hot tub (2 years old), above‑ground pool (1 year old), and whole‑house generator.
    • Spacious primary suite with ensuite bath, two living spaces, and kitchen island.
    • Heated 12x16 tool shed and 12x24 cold storage room for projects and storage.
    • Mineral rights convey with the property.

    Overview

    This property features 156 acres in Milton, including a 1,860 sq ft modular home constructed in 2014. The home includes 3 bedrooms and 2 bathrooms, and has been updated with fresh paint. The layout features two living spaces, a primary suite with an ensuite bathroom, and a kitchen equipped with an island. All appliances are included, such as an LG washer and dryer. The property offers 3-5 miles of trails and hunting opportunities. Exterior features include a two-car carport, a heated 12x16 tool shed, and a 12x24 cold storage room. A two-year-old hot tub and a one-year-old above-ground pool are also present. The property benefits from free gas, solar energy, public water, and a septic system. A whole-house generator provides backup power, and the roof is metal. Mineral rights are included with the property. The property can be sold as one for a multi-family compound.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Pharmacy Grocery & Convenience Store Cosmetic Store Butcher

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Milton
    County
    Cabell
    State
    West Virginia
    Longitude
    -82.171141
    Latitude
    38.459313

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    FAQs

    What type of property is this?
    Ranch - 156 acres with a 3-bedroom modular home and amenities.
    Where is this ranch located?
    The property is located at 965 McComas Branch Road Unit 965 Milton, WV.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: 156 acres of land with 3‑5 miles of trails and excellent hunting opportunities.; Free gas and solar power for energy efficiency.; Enjoy a hot tub (2 years old), above‑ground pool (1 year old), and whole‑house generator.
    (304) 201-7653
    We can help!
    Listing Contact
    Gwen Samms
    Gwen Samms
    Real Estate License ID: 0024935
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    965 McComas Branch Road Unit 965, Milton, WV 25541
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