Single-Story Mixed-Use Office
For Sale
Contact for pricing
346 Rural Acres Drive, Beckley, WV 25801
One-level brick building with five offices, storage, and a plumbed, wired kitchen area.
Property Size1,840 SF
Lot Size0.41 Acres
Price / SF$211.90
Days on Market178
Property Features for 346 Rural Acres Drive
General Information
Standard status
Active
Size
1,840 SF
Lot size
0.41 Acres
Property subtype
Office, Retail
Zoning
Mixed
Additional Details
Road Access
Yes
Building Details
Year Built
1975
Buildings
1
Stories
1
Building Size
1,840 SF
Construction
brick
Listing Agency:
ARMES REAL ESTATE & LAND COMPANY INC.
Listed By:
Lisa Armes · License #WVB230300912
(304) 890-2388
Source:
Crexi
Added: Mar 9
Changed: Aug 31
Last Checked: Aug 30 at 8:47AM
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 ARMES REAL ESTATE & LAND COMPANY INC.
Investment Insights
Based on property information with market context.
This 1,840-square-foot, one-story brick property occupies 0.407 acres and carries mixed residential/commercial zoning. The interior is arranged with five offices, a bathroom, rear storage, and a kitchen area that has been plumbed and wired for future appliance installation. A paved parking area extends along the left side toward the rear, while a 10' x 12' metal shed provides supplemental storage. French drains were installed around the building for drainage, and a gas line was added for a potential fireplace.
The property is located at 346 Rural Acres Drive in Beckley, between Robert C. Byrd Drive and Eisenhower Drive. Its position provides road frontage and access to the surrounding commercial corridor. An adjoining 2.6-acre vacant parcel zoned industrial is also listed separately, creating a potential expansion option for a buyer seeking additional land.
The property is located at 346 Rural Acres Drive in Beckley, between Robert C. Byrd Drive and Eisenhower Drive. Its position provides road frontage and access to the surrounding commercial corridor. An adjoining 2.6-acre vacant parcel zoned industrial is also listed separately, creating a potential expansion option for a buyer seeking additional land.
Key Highlights
- 1,840‑square‑foot one‑story brick building on 0.407 acres
- Mixed residential/commercial zoning
- Five offices, bathroom, rear storage, and plumbed, wired kitchen area
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
$19,872
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
5.10%
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%
$397,440
$397.4K
Cap Rate 7%
$283,886
$283.9K
Cap Rate 9%
$220,800
$220.8K
Market Conditions
NOI Build-Up for 1,840 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
$33.1K $18.00/SF
− Vacancy
−$6.6K −$3.60/SF
EGI
$26.5K $14.40/SF
− OpEx
−$6.6K −$3.60/SF
NOI
$19.9K $10.80/SF
Area
Raleigh County, WV
Vacancy
20.00%
Lease Rate
$18.00 /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%
$397,440
Cap Rate 7%
$283,886
Cap Rate 9%
$220,800
Alternative Uses
Best Use
Office B
$283.9K
$248.4K – $331.2K
NOI $19,872 @ 7.0% cap · market cap 5.10%
Second Best
Mixed Use
$177.4K
$155.3K – $207.0K
NOI $12,420 @ 7.0% cap · market cap 3.19%
Theoretical Best
Multifamily LT 5
$1.08M
$948.7K – $1.26M
NOI $75,892 @ 7.0% cap · market cap 19.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
727
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - One-level brick building with five offices, storage, and a plumbed, wired kitchen area.
Where is this mixed-use property located?
The property is located at 346 Rural Acres Drive Beckley, WV.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 1,840‑square‑foot one‑story brick building on 0.407 acres; Mixed residential/commercial zoning; Five offices, bathroom, rear storage, and plumbed, wired kitchen area
