Four-Story Mixed-Use
For Sale
$350,000
327 W NEVILLE, Beckley, WV 25801
COMMERCIAL - BECKLEY, WV
Property Size2,800 SF
Lot Size2.00 Acres
Price / SF$125
Days on Market91
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: Aug 4
Last Checked: Aug 12 at 8:06AM
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 property combines a street-level restaurant and bar with residential units above. The commercial space includes restaurant equipment, supporting continued food and beverage use. Three apartments are currently rented, while another apartment requires cosmetic rehabilitation. A fifth unit provides additional residential development potential within the existing property. The building contains 2 acres and 2,800 square feet, with construction dating to 1940.
Located at 327 W Neville in Beckley, the property is in downtown Beckley near shopping, dining, and local businesses. Its configuration brings together an operating commercial component and multiple residential spaces, with renovation and additional unit work identified in the property information. The address is in Raleigh County, WV 25801.
Located at 327 W Neville in Beckley, the property is in downtown Beckley near shopping, dining, and local businesses. Its configuration brings together an operating commercial component and multiple residential spaces, with renovation and additional unit work identified in the property information. The address is in Raleigh County, WV 25801.
Key Highlights
- Four‑story mixed‑use commercial building with restaurant, bar, and residential components
- Street‑level restaurant and bar space with equipment included
- Three rented residential apartments currently generating income
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
Property Profile
Current Use
Lease Details
4
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
945
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level restaurant and bar space includes equipment, while upper floors contain rented apartments and additional residential space.
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: Four‑story mixed‑use commercial building with restaurant, bar, and residential components; Street‑level restaurant and bar space with equipment included; Three rented residential apartments currently generating income
