Downtown Morgantown Investment
For Sale
$299,999
400 Fife Avenue, Morgantown, WV 26505
MULTI_FAMILY - Morgantown, WV
Property Size1,744 SF
Lot Size0.11 Acres
Price / SF$172.02
Days on Market46
Property Features for 400 Fife Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Neighborhood Mix Use
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 5, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 3, Bedroom 4, Basement
Parking features
Off Street
Patio and Porch features
Porch
Interior features
Walk-up Attic, Walk-in Closets
Exterior features
Porch
Appliances
Range, Dishwasher, Refrigerator, Washer, Dryer
Lot features
Level, Sloping
View
City
Elementary school
Eastwood Elementary
Middle school
Mountaineer Middle
High school
University High
Elementary school district
Monongalia
Middle school district
Monongalia
High school district
Monongalia
Directions
Turn right onto Willey St 0.3 mi Turn left onto Fife Ave Destination will be on the right 184 ft 400 Fife Ave
Subdivision
Monongalia/Morgantown
Standard status
Active
Size
1,744 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BL B, LOT 1 400 FIFE AVE
Tax Annual Amount
913
Legal Description
BL B, LOT 1 400 FIFE AVE
Utilities
Heating system
Natural Gas
Cooling system
Ceiling Fan(s), Window Unit(s)
Building Details
Year built
1882
Floors in Building
2
Number of units
1
Flooring type
Carpet - Full, Wood, Vinyl
Building materials
Frame, Wood
Roof type
Shingle
Architectural style
Other
Listing Agency:
BEL-CROSS PROPERTIES, LLC
(304) 296-7930
Listed By:
DESTINY SYLVESTER · License #WVS190300676
(304) 685-9287
Added: Jun 28
Changed: Jun 29
Last Checked: Aug 11 at 11:06PM
MLS# 10164145
Copyright © 2026 North Central West Virginia Real Estate Information Network. 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.
Located in downtown Morgantown, this property offers a prime investment opportunity. The property contains five bedrooms and 2.5 bathrooms. It is situated minutes from WVU campus, making it a desirable rental for investors or parents of WVU students. Features include a covered front porch and a large living room. The kitchen is fully equipped with a dishwasher, and there is an in-unit washer and dryer. All five bedrooms are generously sized. The property includes five off-street parking spaces. The property is currently leased at $3,000 per month, with tenants responsible for all utilities. The lease is secured through May 2026. The lot size is 0.11 acres, and the property size is 1744 square feet. The zoning is Neighborhood Mix Use.
Key Highlights
- 5‑bedroom, 2.5‑bath home with walk‑up attic and walk‑in closets
- Currently leased at $3,000/month; lease is secured through May 2026
- Covered front porch plus off‑street parking (5 spaces)
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
$9,947
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
3.32%
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%
$198,940
$198.9K
Cap Rate 7%
$142,100
$142.1K
Cap Rate 9%
$110,522
$110.5K
Market Conditions
NOI Build-Up for 1,744 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
$18.4K $10.56/SF
− Vacancy
−$331 −$0.19/SF
EGI
$18.1K $10.37/SF
− OpEx
−$8.1K −$4.67/SF
NOI
$9.9K $5.70/SF
Area
Monongalia County, WV
Vacancy
1.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
45.00%
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%
$198,940
Cap Rate 7%
$142,100
Cap Rate 9%
$110,522
Alternative Uses
Best Use
Apartment 5plus
$142.1K
$124.3K – $165.8K
NOI $9,947 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$502.8K
$439.9K – $586.6K
NOI $35,194 @ 7.0% cap · market cap 11.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,421
Businesses Nearby
Explore this area
Business Placement
Demographics for 26505, WV
39,057
Population
19,220
Households
2
Avg Household Size
27
Median Age
55%
College-Educated
93%
High-School Grad
12.6 sq mi
ZIP Area
3,100
Density / Sq Mi
$42,275
Median Household Income
$24,042
Median Earnings
$942
Median Rent
$265,100
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Multifamily property - Spacious 5-bedroom property near WVU campus, leased through May 2026.
Where is this multifamily property located?
The property is located at 400 Fife Avenue Morgantown, WV.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: 5‑bedroom, 2.5‑bath home with walk‑up attic and walk‑in closets; Currently leased at $3,000/month; lease is secured through May 2026; Covered front porch plus off‑street parking (5 spaces)
