Two-Story Mixed-Use
For Sale
$637,000
804 Greenbrier Street, Charleston, WV 25311
Two-story mixed-use building with adaptable commercial space on the first floor and flexible space upstairs.
Property Size6,715 SF
Price / SF$94.86
Days on Market180
Property Features for 804 Greenbrier Street
General Information
Standard status
Active
Size
6,715 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,597
Amenities
Central Air, Gas
3
Hardwood, Carpet
Flat
On Site.
0x0x0x0
Handicapped Access. Public Transport, Paved Road.
Building Details
Year Built
1946
Stories
2
Listing Agency:
(304) 344-2581
Listed By:
Old Colony
(304) 549-1803
Source:
Xome
Added: Mar 9
Changed: Sep 3
Last Checked: Sep 2 at 2:28PM
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 two-story mixed-use building offers adaptable commercial office space on the first floor, supported by front windows that bring in natural light and provide strong street presence. The second floor provides flexibility for conversion to office space or residential apartment units, with separate access noted in the offering.
Located on Greenbrier Street in Charleston, WV, the property is described as just minutes from the West Virginia State Capitol Complex and Interstates I64, I77, and I79, with access to a high-traffic corridor leading into downtown Charleston.
Additional highlights mentioned include ample parking and proximity to major employers, government offices, and shopping, supporting a live-work style arrangement.
Located on Greenbrier Street in Charleston, WV, the property is described as just minutes from the West Virginia State Capitol Complex and Interstates I64, I77, and I79, with access to a high-traffic corridor leading into downtown Charleston.
Additional highlights mentioned include ample parking and proximity to major employers, government offices, and shopping, supporting a live-work style arrangement.
Key Highlights
- Two‑story mixed‑use building with adaptable commercial space on the first floor and flexible space upstairs
- First‑floor space set up for adaptable commercial office use with front windows for natural light and street presence
- Upper floor offers potential conversion to apartment units or offices with separate access
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
$43,060
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
6.76%
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%
$861,200
$861.2K
Cap Rate 7%
$615,143
$615.1K
Cap Rate 9%
$478,444
$478.4K
Market Conditions
NOI Build-Up for 6,715 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
$76.6K $11.40/SF
− Vacancy
−$7.7K −$1.14/SF
EGI
$68.9K $10.26/SF
− OpEx
−$25.8K −$3.85/SF
NOI
$43.1K $6.41/SF
Area
Kanawha County, WV
Vacancy
10.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
37.50%
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%
$861,200
Cap Rate 7%
$615,143
Cap Rate 9%
$478,444
Alternative Uses
Best Use
Office B
$1.01M
$883.9K – $1.18M
NOI $70,709 @ 7.0% cap · market cap 11.10%
Second Best
Mixed Use
$615.1K
$538.3K – $717.7K
NOI $43,060 @ 7.0% cap · market cap 6.76%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,658 @ 7.0% cap · market cap 16.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 25311, WV
9,487
Population
5,412
Households
1.8
Avg Household Size
45
Median Age
32%
College-Educated
88%
High-School Grad
25.7 sq mi
ZIP Area
369
Density / Sq Mi
$58,046
Median Household Income
$39,406
Median Earnings
$875
Median Rent
$113,100
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 - Two-story mixed-use building with adaptable commercial space on the first floor and flexible space upstairs.
Where is this mixed-use property located?
The property is located at 804 Greenbrier Street Charleston, WV.
What is the asking price?
The asking price for this property is $637,000.
What are key features of this property?
This property features: Two‑story mixed‑use building with adaptable commercial space on the first floor and flexible space upstairs; First‑floor space set up for adaptable commercial office use with front windows for natural light and street presence; Upper floor offers potential conversion to apartment units or offices with separate access
