Two-Story Mixed-Use
New
For Sale
$105,000
& 126 1/2 6th Avenue, South Charleston, WV 25303
SINGLE_FAMILY - South Charleston, WV
Property Size1,400 SF
Price / SF$75
Days on Market2
Property Features for & 126 1/2 6th Avenue
General Information
Property type
Residential
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
Central Air, Electric
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
(304) 744-2121
Listed By:
Timothy W. Runyan · License #0015852
(304) 744-2121
Added: Aug 10
Last Checked: Aug 11 at 10:06PM
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, two-story mixed-use building combines an office area on the ground floor with a two-bedroom apartment above. The property includes storage, drywall construction, vinyl and carpet flooring, a shingle roof, and off-street parking. Built in 1978, it has received recent updates, including a new electrical box.
The building is served by public water and public sewer. Heating is provided by natural gas and forced air, while cooling is electric and central air. Zoning supports both residential and office use. The city has indicated that a small house or apartment may be possible on the front portion of the property, subject to verification with the city.
The building is served by public water and public sewer. Heating is provided by natural gas and forced air, while cooling is electric and central air. Zoning supports both residential and office use. The city has indicated that a small house or apartment may be possible on the front portion of the property, subject to verification with the city.
Key Highlights
- 1,400‑square‑foot, two‑story building with office and apartment areas
- Two‑bedroom apartment occupies the second level
- 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
$9,027
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
8.60%
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%
$180,540
$180.5K
Cap Rate 7%
$128,957
$129.0K
Cap Rate 9%
$100,300
$100.3K
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
$16.8K $12.00/SF
− Vacancy
−$386 −$0.28/SF
EGI
$16.4K $11.72/SF
− OpEx
−$7.4K −$5.28/SF
NOI
$9.0K $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%
$180,540
Cap Rate 7%
$128,957
Cap Rate 9%
$100,300
Alternative Uses
Best Use
Office B
$210.6K
$184.3K – $245.7K
NOI $14,742 @ 7.0% cap · market cap 14.04%
Second Best
Apartment 5plus
$129.0K
$112.8K – $150.5K
NOI $9,027 @ 7.0% cap · market cap 8.60%
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
Property Profile
Current Use
Lease Details
1
Office units
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and residential uses are arranged across two levels with off-street parking and public utilities.
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 building with office and apartment areas; Two‑bedroom apartment occupies the second level; Zoned for residential and office use
