Two-Story Mixed-Use
For Sale
$637,000
804 Greenbrier Street, Charleston, WV 25311
CommercialSale, Charleston, WV
Property Size6,715 SF
Lot Size0.38 Acres
Price / SF$94.86
Days on Market200
Property Features for 804 Greenbrier Street
General Information
Property type
Commercial Sale
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
Hardwood, Carpet
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: Sep 12
Last Checked: Sep 25 at 10:06PM
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.
This 6,715-square-foot, two-story mixed-use building was constructed in 1946 and includes block and drywall construction, hardwood and carpet flooring, natural gas forced-air heat, central air, a flat roof, public water, and public sewer. The first floor provides commercial office space with front windows and can accommodate professional services, medical use, or retail. The second floor has separate access and may be converted into apartment units or additional office space.
The property sits on 0.38 acres along Greenbrier Street in Charleston, near the West Virginia State Capitol Complex and Interstates I64, I77, and I79. Its corridor connects toward downtown Charleston and provides access to nearby employers, government offices, and shopping. Ample parking is also noted in the property information.
The property sits on 0.38 acres along Greenbrier Street in Charleston, near the West Virginia State Capitol Complex and Interstates I64, I77, and I79. Its corridor connects toward downtown Charleston and provides access to nearby employers, government offices, and shopping. Ample parking is also noted in the property information.
Key Highlights
- 6,715‑square‑foot mixed‑use building on 0.38 acres
- Two‑story layout with separate access to the second floor
- First‑floor 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
6.76%
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
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - Ground-level office space features front windows, while the upper floor has separate access and adaptable commercial or residential potential.
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: 6,715‑square‑foot mixed‑use building on 0.38 acres; Two‑story layout with separate access to the second floor; First‑floor commercial office space with front windows
