Office Building with Open
For Sale
$1,240,000
400 Parkway Road, South Charleston, WV 25309
CommercialSale, South Charleston, WV
Property Size6,243 SF
Lot Size2.35 Acres
Price / SF$198.62
Days on Market522
Property Features for 400 Parkway Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
COMM
Parking features
Off Street
Lot features
One To Four Acres
Directions
119 Corridor G to Parkway Road Just past the shopping center at Southridge to right 400 Parkway (Previously The Weather Building).
Subdivision
South Charleston
Standard status
Active
APN
20-0009-006E-0008-0001
Size
6,243 SF
Lot size
2.35 Acres
Taxes and HOA fees
Tax Description
Lt DSouthridge Centre & Pt 30-88/100BTWN Middle & Trace Cont 2/29/100A
Tax Annual Amount
18027
Legal Description
Lt DSouthridge Centre & Pt 30-88/100BTWN Middle & Trace Cont 2/29/100A
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Electric, Central Air
Water source
Public
Amenities
kitchen
generator
Building Details
Year built
1995
Floors in Building
1
Flooring type
Carpet
Building materials
Brick, Drywall
Roof type
Shingle, Composition
Listing Agency:
Old Colony
(304) 757-3434
Listed By:
Drema Davis · License #0020927
(304) 741-1400
Added: Apr 21, 2025
Changed: Sep 12
Last Checked: Sep 24 at 11:06AM
MLS# 277813
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.
Constructed in 1995, this 6,243-square-foot office building occupies 2.35 acres and is built with brick and drywall. The interior includes multiple office rooms, a kitchen, and a substantial open area with high ceilings. Carpet flooring, forced-air electric heat, and central electric air conditioning serve the building. Updates have been completed within the last 5 years.
The property is located along the Southridge Corridor G in South Charleston, beside Cabellas and near multiple restaurants and shops. Off-street parking is provided, with public water and public sewer serving the site. A large generator is installed to operate the building’s full electric load during a power loss.
The property is located along the Southridge Corridor G in South Charleston, beside Cabellas and near multiple restaurants and shops. Off-street parking is provided, with public water and public sewer serving the site. A large generator is installed to operate the building’s full electric load during a power loss.
Key Highlights
- 6,243‑square‑foot office building on 2.35 acres
- Multiple office rooms plus kitchen and large open room with high ceilings
- Updates completed within the last 5 years
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
$65,739
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
5.30%
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%
$1,314,780
$1.3M
Cap Rate 7%
$939,129
$939.1K
Cap Rate 9%
$730,433
$730.4K
Market Conditions
NOI Build-Up for 6,243 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
$112.4K $18.00/SF
− Vacancy
−$24.7K −$3.96/SF
EGI
$87.7K $14.04/SF
− OpEx
−$21.9K −$3.51/SF
NOI
$65.7K $10.53/SF
Area
Kanawha County, WV
Vacancy
22.00%
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%
$1,314,780
Cap Rate 7%
$939,129
Cap Rate 9%
$730,433
Alternative Uses
Best Use
Office B
$939.1K
$821.7K – $1.10M
NOI $65,739 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.20M – $1.61M
NOI $96,372 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
258
Businesses Nearby
Explore this area
Business Placement
Demographics for 25309, WV
13,146
Population
5,867
Households
2.2
Avg Household Size
44
Median Age
26%
College-Educated
92%
High-School Grad
31.1 sq mi
ZIP Area
423
Density / Sq Mi
$52,920
Median Household Income
$40,732
Median Earnings
$767
Median Rent
$142,700
Median Home Value
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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?
Office building - Brick office property with multiple rooms, a kitchen, central air, and a standby generator on a 2.35-acre site.
Where is this office building located?
The property is located at 400 Parkway Road South Charleston, WV.
What is the asking price?
The asking price for this property is $1,240,000.
What are key features of this property?
This property features: 6,243‑square‑foot office building on 2.35 acres; Multiple office rooms plus kitchen and large open room with high ceilings; Updates completed within the last 5 years
