Two-Story Live-Work Mixed-Use
For Sale
$697,000
804 Greenbrier Street, Charleston, WV 25311
SINGLE_FAMILY - Charleston, WV
Property Size6,715 SF
Lot Size0.38 Acres
Price / SF$103.80
Days on Market155
Property Features for 804 Greenbrier Street
General Information
Property type
Residential
Property subtype
Office
Zoning description
4
Security features
Security
Lot features
Less Than One Acre
Directions
I77 Greenbrier/State Capitol exit. Go up Greenbrier Street to second light. It will be on the right corner of Greenbrier and Oakhurst Drive.
Subdivision
Charleston Proper
Standard status
Active
APN
10-0054-0154-0000-0000
Size
6,715 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Description
Lt 1 West View Tri 100x105 & Strip Less Small Parcel
Tax Annual Amount
3597
Legal Description
Lt 1 West View Tri 100x105 & Strip Less Small Parcel
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1946
Floors in Building
2
Flooring type
Carpet, Hardwood
Building materials
Block, Drywall
Roof type
Flat
Listing Agency:
Old Colony
(304) 344-2581
Listed By:
Judy A. Boggess · License #0006216
(304) 549-1803
Added: Mar 10
Changed: Aug 2
Last Checked: Aug 11 at 6:06PM
MLS# 282376
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.
Two-story live-work mixed-use building on 0.38 acres with 6,715 SF. The building includes block and drywall construction with a flat roof, carpet and hardwood flooring, and central air. Heating is provided via forced air and natural gas. Water service is public, and sewer service is public sewer.
The property is located on Greenbrier Street in Charleston, WV, positioned minutes from the West Virginia State Capitol Complex and Interstates I-64, I-77, and I-79. The first floor features adaptable commercial office space with front windows that provide natural light and visibility along a high-traffic corridor. The second floor offers flexible conversion potential for modern apartment units or office space, with separate access and ample parking.
This layout supports a range of business-and-residential live-work configurations where convenient access and street presence are key.
The property is located on Greenbrier Street in Charleston, WV, positioned minutes from the West Virginia State Capitol Complex and Interstates I-64, I-77, and I-79. The first floor features adaptable commercial office space with front windows that provide natural light and visibility along a high-traffic corridor. The second floor offers flexible conversion potential for modern apartment units or office space, with separate access and ample parking.
This layout supports a range of business-and-residential live-work configurations where convenient access and street presence are key.
Key Highlights
- Two‑story live‑work mixed‑use building with 6,715 SF
- 0.38‑acre site with ample parking
- First‑floor adaptable commercial office space with front windows
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
6.18%
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 10.14%
Second Best
Mixed Use
$615.1K
$538.3K – $717.7K
NOI $43,060 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,658 @ 7.0% cap · market cap 14.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
55
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Two-story live-work building with first-floor office space and second-floor conversion potential, served by public water and sewer.
Where is this live-work space located?
The property is located at 804 Greenbrier Street Charleston, WV.
What is the asking price?
The asking price for this property is $697,000.
What are key features of this property?
This property features: Two‑story live‑work mixed‑use building with 6,715 SF; 0.38‑acre site with ample parking; First‑floor adaptable commercial office space with front windows
