One-Story Office and Medical
For Sale
$625,000
4803 Kentucky St, South Charleston, WV 25309
Versatile one-story building with on-site parking near Thomas Memorial Hospital for office, medical, or retail.
Property Size2,350 SF
Price / SF$265.96
Days on Market465
Property Features for 4803 Kentucky St
General Information
Standard status
Active
Size
2,350 SF
Taxes and HOA fees
Annual Taxes
$6,118
Building Details
Stories
1
Listing Agency:
Old Colony
(304) 344-2581
Listed By:
Margo H. Teeter · License #0009192
(304) 419-1919
Source:
Exprealty
Added: May 29, 2025
Changed: Aug 20
Last Checked: Sep 4 at 10:53AM
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 Old Colony
Investment Insights
Based on property information with market context.
This one-story block building provides approximately 2,500 square feet of flexible space designed to support office, medical, or retail use. The property is configured as a single-level facility, making it straightforward for everyday customer or patient access and for day-to-day operations.
Located at 4803 Kentucky St in South Charleston, WV, the building is positioned near Thomas Memorial Hospital and close to MacCorkle Avenue and other local conveniences. On-site parking is available for added tenant and visitor convenience.
With its versatile layout and single-level functionality, this property can be a practical fit for owner-operators and tenants seeking a multi-purpose building in South Charleston. The on-site parking and the ability to support office, medical, or retail activities make it well-suited for businesses looking for a ready-to-fit space rather than a specialized facility.
Located at 4803 Kentucky St in South Charleston, WV, the building is positioned near Thomas Memorial Hospital and close to MacCorkle Avenue and other local conveniences. On-site parking is available for added tenant and visitor convenience.
With its versatile layout and single-level functionality, this property can be a practical fit for owner-operators and tenants seeking a multi-purpose building in South Charleston. The on-site parking and the ability to support office, medical, or retail activities make it well-suited for businesses looking for a ready-to-fit space rather than a specialized facility.
Key Highlights
- One‑story commercial building offering approximately 2,500 SF of versatile space
- Suitable for medical, office, or retail use
- Located in South Charleston, WV near Thomas Memorial Hospital
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
$24,746
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
3.96%
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%
$494,920
$494.9K
Cap Rate 7%
$353,514
$353.5K
Cap Rate 9%
$274,956
$275.0K
Market Conditions
NOI Build-Up for 2,350 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
$42.3K $18.00/SF
− Vacancy
−$9.3K −$3.96/SF
EGI
$33.0K $14.04/SF
− OpEx
−$8.2K −$3.51/SF
NOI
$24.7K $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%
$494,920
Cap Rate 7%
$353,514
Cap Rate 9%
$274,956
Alternative Uses
Best Use
Office B
$353.5K
$309.3K – $412.4K
NOI $24,746 @ 7.0% cap · market cap 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$518.2K
$453.5K – $604.6K
NOI $36,276 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
912
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Versatile one-story building with on-site parking near Thomas Memorial Hospital for office, medical, or retail.
Where is this office building located?
The property is located at 4803 Kentucky St South Charleston, WV.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: One‑story commercial building offering approximately 2,500 SF of versatile space; Suitable for medical, office, or retail use; Located in South Charleston, WV near Thomas Memorial Hospital
