One-Story Block Office
For Sale
$625,000
4803 Kentucky Street, South Charleston, WV 25309
CommercialSale, South Charleston, WV
Property Size2,500 SF
Price / SF$265.96
Days on Market486
Property Features for 4803 Kentucky Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
C
Lot features
Less Than One Acre
Directions
MacCorkle Avenue SW, Turn on Ford Street (Near Thomas Hospital) One Block, on the corner of Ford and Kentucky.
Subdivision
South Charleston
Standard status
Active
APN
18-0006-0099-0000-0000
Size
2,350 SF
Taxes and HOA fees
Tax Description
LTS 1-2 BK M SPG HILL KENTUCKY ST 4803
Tax Annual Amount
6118
Legal Description
LTS 1-2 BK M SPG HILL KENTUCKY ST 4803
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Building materials
Block
Roof type
Shingle
Listing Agency:
Old Colony
(304) 344-2581
Listed By:
Margo H. Teeter · License #0009192
(304) 419-1919
Added: May 27, 2025
Changed: Sep 12
Last Checked: Sep 24 at 12:06PM
MLS# 278467
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.
This one-story commercial building at 4803 Kentucky Street features block construction and a layout identified for medical, office, or retail use. The property includes on-site parking, central air conditioning, forced-air electric heat, a shingle roof, and public water and sewer service.
The building is located in South Charleston near Thomas Memorial Hospital and MacCorkle Avenue. Its location provides access to established commercial surroundings and local services, while the versatile configuration supports several professional or customer-facing business applications.
The building is located in South Charleston near Thomas Memorial Hospital and MacCorkle Avenue. Its location provides access to established commercial surroundings and local services, while the versatile configuration supports several professional or customer-facing business applications.
Key Highlights
- One‑story block building configured for medical, office, or retail use
- On‑site parking included
- Central air conditioning and forced‑air electric heat
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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
879
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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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial space with on-site parking, central air, and public water and sewer service.
Where is this office building located?
The property is located at 4803 Kentucky Street 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 block building configured for medical, office, or retail use; On‑site parking included; Central air conditioning and forced‑air electric heat
