Two-Story Mixed-Use
For Sale
$697,000
804 Greenbrier St, Charleston, WV 25311
Two-story mixed-use building with adaptable office space and residential or office conversion potential.
Property Size6,715 SF
Price / SF$103.80
Days on Market170
Property Features for 804 Greenbrier St
General Information
Standard status
Active
Size
6,715 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,597
Building Details
Stories
2
Listing Agency:
Old Colony
(304) 549-1803
Listed By:
Judy A. Boggess · License #220041095
(304) 549-1803
Source:
Exprealty
Added: Mar 10
Changed: Aug 24
Last Checked: Aug 25 at 11:24AM
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 flexible space for both commercial and residential use. The first floor features adaptable commercial office space with front windows designed to bring in natural light and create street presence. The second floor can be configured as apartment units or additional office space, with separate access available.
Located on Greenbrier Street in Charleston, WV, the property is described as being minutes from the West Virginia State Capitol Complex and convenient to Interstates I-64, I-77, and I-79.
The offering includes ample parking as stated in the remarks, supporting practical day-to-day access for employees, customers, and residents.
Located on Greenbrier Street in Charleston, WV, the property is described as being minutes from the West Virginia State Capitol Complex and convenient to Interstates I-64, I-77, and I-79.
The offering includes ample parking as stated in the remarks, supporting practical day-to-day access for employees, customers, and residents.
Key Highlights
- Two‑story mixed‑use building on Greenbrier Street in Charleston, WV
- First‑floor adaptable commercial office space suitable for professional services, medical use, or retail
- Second floor has potential for conversion to apartment units or office space, 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
6.18%
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
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?
Live-work space - Two-story mixed-use building with adaptable office space and residential or office conversion potential.
Where is this live-work space located?
The property is located at 804 Greenbrier St 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 mixed‑use building on Greenbrier Street in Charleston, WV; First‑floor adaptable commercial office space suitable for professional services, medical use, or retail; Second floor has potential for conversion to apartment units or office space, with separate access
