Four-Story Mixed-Use
For Sale
$350,000
327 W NEVILLE, Beckley, WV 25801
Business Opportunity, BECKLEY, WV
Property Size2,800 SF
Lot Size2.00 Acres
Price / SF$125
Days on Market124
Property Features for 327 W NEVILLE
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Other Area
Standard status
Active
Size
2,800 SF
Lot size
2.00 Acres
Building Details
Year built
1940
Listing Agency:
TRANSCEND REALTY
(304) 763-7020
Listed By:
Brian Brown · License #WVB240301004
(304) 207-4644
Added: May 14
Changed: Sep 7
Last Checked: Sep 14 at 6:06AM
MLS# 94880
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 four-story mixed-use building contains 2,800 square feet and was built in 1940. The street-level commercial area is configured for restaurant and bar operations, with restaurant equipment included in the sale. Upper-level residential space includes three apartments that are currently rented, one apartment requiring cosmetic rehabilitation, and a fifth unit offering additional development potential.
The property is located at 327 W Neville in downtown Beckley, WV 25801, near shopping, dining, and local businesses. Its configuration supports both commercial and residential occupancy within one building, with existing apartment rent and a food-and-beverage operation represented in the current layout.
The property is located at 327 W Neville in downtown Beckley, WV 25801, near shopping, dining, and local businesses. Its configuration supports both commercial and residential occupancy within one building, with existing apartment rent and a food-and-beverage operation represented in the current layout.
Key Highlights
- 2,800‑square‑foot mixed‑use building on 2 acres
- Four‑story property built in 1940
- Street‑level restaurant and bar space with equipment included
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
$26,604
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
7.60%
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%
$532,080
$532.1K
Cap Rate 7%
$380,057
$380.1K
Cap Rate 9%
$295,600
$295.6K
Market Conditions
NOI Build-Up for 2,800 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
$38.6K $13.80/SF
− Vacancy
−$3.2K −$1.13/SF
EGI
$35.5K $12.67/SF
− OpEx
−$8.9K −$3.17/SF
NOI
$26.6K $9.50/SF
Area
Raleigh County, WV
Vacancy
8.20%
Lease Rate
$13.80 /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%
$532,080
Cap Rate 7%
$380,057
Cap Rate 9%
$295,600
Alternative Uses
Best Use
Apartment 5plus
$1.47M
$1.28M – $1.71M
NOI $102,775 @ 7.0% cap · market cap 29.36%
Second Best
Specialty Retail
$380.1K
$332.6K – $443.4K
NOI $26,604 @ 7.0% cap · market cap 7.60%
Theoretical Best
Multifamily LT 5
$1.65M
$1.44M – $1.92M
NOI $115,488 @ 7.0% cap · market cap 33.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
986
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property combines a restaurant and bar with rented apartments and additional residential unit potential.
Where is this mixed-use property located?
The property is located at 327 W NEVILLE Beckley, WV.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,800‑square‑foot mixed‑use building on 2 acres; Four‑story property built in 1940; Street‑level restaurant and bar space with equipment included
