Downtown Beckley Mixed-Use
For Sale
Contact for pricing
327 W Neville, Beckley, WV 25801
Four-story commercial building with restaurant, bar, and apartments.
Property Size2,800 SF
Price / SF$125
Days on Market107
Property Features for 327 W Neville
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Business for Sale
Building Details
Year Built
1940
Buildings
1
Listing Agency:
Transcend Realty
(304) 207-4644
Listed By:
Brian Brown · License #WVB240301004
Source:
Crexi
Added: May 12
Changed: Aug 12
Last Checked: Aug 25 at 11:01AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Transcend Realty
Investment Insights
Based on property information with market context.
This four-story mixed-use commercial building is located in downtown Beckley. The property features a street-level restaurant and bar space, with equipment included in the sale. The upper two floors contain three rented residential apartments currently generating income. There is one additional apartment unit in need of cosmetic rehabilitation, plus a fifth unit with development potential. The property offers multiple income streams with upside through apartment renovations and additional unit development. It is located near shopping, dining, and local businesses, and presents an excellent opportunity for owner-users or investors.
Key Highlights
- Street‑level restaurant and bar space with equipment included, offering a turnkey opportunity.
- Three income‑producing apartments currently rented.
- Prime downtown Beckley location near shopping, dining, and local businesses.
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
Specialty Retail
$380.1K
$332.6K – $443.4K
NOI $26,604 @ 7.0% cap · market cap 7.60%
Second Best
Mixed Use
$270.0K
$236.3K – $315.0K
NOI $18,900 @ 7.0% cap · market cap 5.40%
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
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
83k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 54%
Dining 44%
Electronics 1%
Home Improvements & Furnishings 1%
Sheetz
Shops & Services
19,571 visits/mo
0.2 miles
McDonald's
Dining
17,392 visits/mo
0.1 miles
BP
Shops & Services
9,607 visits/mo
0.3 miles
Little Caesars Pizza
Dining
9,532 visits/mo
0.3 miles
KFC
Dining
9,357 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four-story commercial building with restaurant, bar, and apartments.
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: Street‑level restaurant and bar space with equipment included, offering a turnkey opportunity.; Three income‑producing apartments currently rented.; Prime downtown Beckley location near shopping, dining, and local businesses.
