Multi-Family Portfolio With Vacant
For Sale
$825,000
430 Porter Road, Charleston, WV 25314
ResidentialIncome, Charleston, WV
Property Size5,000 SF
Lot Size0.18 Acres
Price / SF$165
Days on Market38
Property Features for 430 Porter Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Full bathrooms
5
Rooms
Bedroom 10, Bedroom 3, Bedroom 6, Bathroom 5, Bathroom 1, Bedroom 8, Bedroom 7, Bedroom 9, Bedroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 3
Parking features
Off Street
Elementary school
Kanawha City
Middle school
Horace Mann
High school
Capital
Directions
From Charleston, follow MacCorkle Ave towards South Charleston, turn left onto Porter Road, go about 1/2 a mile, property will be on the right
Subdivision
Charleston- Kanawha City
Standard status
Active
APN
14-0003-0054-0000-0000
Size
5,000 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Description
1/6A M OR L PORTERS HOLLOW PORTER ROAD 430 SOLD TO STATE 2018
Tax Annual Amount
6100
Legal Description
1/6A M OR L PORTERS HOLLOW PORTER ROAD 430 SOLD TO STATE 2018
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Heat Pump (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Number of units
5
Flooring type
Hardwood, Vinyl
Building materials
Block, Frame
Roof type
Composition, Shingle
Listing Agency:
Better Homes and Gardens Real Estate Central
(304) 201-7653
Listed By:
Cody Carver · License #190300663
(304) 533-6927
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 21 at 3:06AM
MLS# 284503
Copyright © 2026 Kanawha Valley 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 for-sale portfolio consists of five income-producing single-family homes and two vacant lots on Porter Road. The five homes at 430, 453, 457, 459 and 461 Porter Rd are currently occupied, and the offering includes vacant land at 436 Porter Rd (a vacant double lot) and 455 Porter Rd.
The mix of occupied residences and vacant lots provides both immediate rental presence and opportunities for future development or expansion. Additional details, including a rent roll and further financial information, are available upon request.
The mix of occupied residences and vacant lots provides both immediate rental presence and opportunities for future development or expansion. Additional details, including a rent roll and further financial information, are available upon request.
Key Highlights
- Portfolio includes five income‑producing single‑family homes on Porter Rd: 430, 453, 457, 459, and 461 Porter Rd
- Two vacant lots included: a vacant double lot at 436 Porter Rd and a vacant lot at 455 Porter Rd
- All five homes are currently occupied with a mix of long‑term and mid‑term rentals
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
$32,241
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
3.91%
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%
$644,820
$644.8K
Cap Rate 7%
$460,586
$460.6K
Cap Rate 9%
$358,233
$358.2K
Market Conditions
NOI Build-Up for 5,000 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
$60.0K $12.00/SF
− Vacancy
−$1.4K −$0.28/SF
EGI
$58.6K $11.72/SF
− OpEx
−$26.4K −$5.28/SF
NOI
$32.2K $6.45/SF
Area
Kanawha County, WV
Vacancy
2.30%
Lease Rate
$12.00 /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%
$644,820
Cap Rate 7%
$460,586
Cap Rate 9%
$358,233
Alternative Uses
Best Use
Apartment 5plus
$460.6K
$403.0K – $537.4K
NOI $32,241 @ 7.0% cap · market cap 3.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.10M
$964.8K – $1.29M
NOI $77,184 @ 7.0% cap · market cap 9.36%
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
760
Businesses Nearby
Explore this area
Business Placement
Demographics for 25314, WV
14,673
Population
7,328
Households
2
Avg Household Size
43
Median Age
61%
College-Educated
96%
High-School Grad
32.7 sq mi
ZIP Area
449
Density / Sq Mi
$86,462
Median Household Income
$50,413
Median Earnings
$1,080
Median Rent
$243,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Portfolio includes five occupied single-family homes plus two vacant lots on Porter Road in Charleston, WV.
Where is this single family property located?
The property is located at 430 Porter Road Charleston, WV.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Portfolio includes five income‑producing single‑family homes on Porter Rd: 430, 453, 457, 459, and 461 Porter Rd; Two vacant lots included: a vacant double lot at 436 Porter Rd and a vacant lot at 455 Porter Rd; All five homes are currently occupied with a mix of long‑term and mid‑term rentals
