Mixed-Use Building with
For Sale
$105,000
& 126 1/2 6th Avenue, South Charleston, WV 25303
CommercialSale, South Charleston, WV
Property Size1,400 SF
Price / SF$75
Days on Market48
Property Features for & 126 1/2 6th Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
ro
Parking features
Off Street
Exterior features
Storage
Lot features
Less Than One Acre, Level
Directions
Route 60 west through South Charleston. Turn left on E Street and turn right onto 6th ave the property is on the left.
Subdivision
South Charleston
Standard status
Active
APN
20-0022-0011-0000-0000
Size
1,400 SF
Taxes and HOA fees
Tax Description
lots 33&34 block e5 6th ave 126
Tax Annual Amount
1450
Legal Description
lots 33&34 block e5 6th ave 126
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1978
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Drywall
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Runyan & Associates REALTORS
Listed By:
Timothy W. Runyan · License #0015852
(304) 744-2121
Added: Aug 10
Changed: Sep 13
Last Checked: Sep 26 at 5:06AM
MLS# 284936
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 1,400-square-foot mixed-use building, constructed in 1978, places an office on the ground floor and a two-bedroom apartment above. Recent work includes a new electrical box and additional updates. The property also offers storage, vinyl and carpet flooring, drywall construction, a shingle roof, natural-gas forced-air heat, and electric central air conditioning.
Zoning is identified as residential and office. Public water and public sewer serve the property, with off-street parking available. The City of South Charleston has indicated that a small house or apartment may potentially be permitted on the front portion of the property; any such development should be confirmed directly with the city.
Zoning is identified as residential and office. Public water and public sewer serve the property, with off-street parking available. The City of South Charleston has indicated that a small house or apartment may potentially be permitted on the front portion of the property; any such development should be confirmed directly with the city.
Key Highlights
- 1,400‑square‑foot two‑story mixed‑use building
- Office on the main level with a 2‑bedroom apartment upstairs
- Zoned for residential and office use
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
$8,978
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
8.55%
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%
$179,560
$179.6K
Cap Rate 7%
$128,257
$128.3K
Cap Rate 9%
$99,756
$99.8K
Market Conditions
NOI Build-Up for 1,400 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
$16.0K $11.40/SF
− Vacancy
−$1.6K −$1.14/SF
EGI
$14.4K $10.26/SF
− OpEx
−$5.4K −$3.85/SF
NOI
$9.0K $6.41/SF
Area
Kanawha County, WV
Vacancy
10.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
37.50%
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%
$179,560
Cap Rate 7%
$128,257
Cap Rate 9%
$99,756
Alternative Uses
Best Use
Office B
$210.6K
$184.3K – $245.7K
NOI $14,742 @ 7.0% cap · market cap 14.04%
Second Best
Mixed Use
$128.3K
$112.2K – $149.6K
NOI $8,978 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$308.7K
$270.2K – $360.2K
NOI $21,612 @ 7.0% cap · market cap 20.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 25303, WV
6,946
Population
3,558
Households
2
Avg Household Size
42
Median Age
46%
College-Educated
98%
High-School Grad
3.6 sq mi
ZIP Area
1,929
Density / Sq Mi
$73,975
Median Household Income
$43,625
Median Earnings
$1,036
Median Rent
$167,500
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combining an office, residential space, storage, and off-street parking.
Where is this mixed-use property located?
The property is located at & 126 1/2 6th Avenue South Charleston, WV.
What is the asking price?
The asking price for this property is $105,000.
What are key features of this property?
This property features: 1,400‑square‑foot two‑story mixed‑use building; Office on the main level with a 2‑bedroom apartment upstairs; Zoned for residential and office use
