Renovated Live-Work
For Sale
$389,900
1715 Cane Branch Rd., Loris, SC 29569
COMMERCIAL/INDUSTRIAL, Loris, SC
Property Size2,400 SF
Lot Size1.50 Acres
Price / SF$162.46
Days on Market301
Property Features for 1715 Cane Branch Rd.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
FA
Exterior features
Inside Storage, Kitchen Facility, Living Quarters, Restrooms - Private, Truck Doors
Subdivision
08A Loris to Conway Area--South of Loris above Rt 22
Standard status
Active
Size
2,400 SF
Lot size
1.50 Acres
Amenities
attached apartment
Building Details
Floors in Building
1
Number of units
1
Additional Structures
Storage
Listing Agency:
Keller Williams The Forturro Group · Keller Williams Realty
(843) 443-9400
Listed By:
Jeff Forman · License #111037
(843) 902-4325
Added: Oct 30, 2025
Changed: Aug 19
Last Checked: Aug 26 at 10:06AM
MLS# 2526220
Copyright © 2026 Coastal Carolina Association 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 2,400-square-foot live-work property pairs a commercial workspace with an attached one-bedroom, 1.5-bath apartment. Recent improvements include new LVP flooring, interior paint, and updated bathrooms. The building also provides inside storage, a kitchen facility, private restrooms, living quarters, and truck doors.
The property occupies 1.5 acres of cleared, fenced land in Loris, South Carolina, with additional open area beyond the existing improvements. Zoning is FA. The configuration supports a range of potential applications identified for the property, including automotive work, warehouse operations, storage, or future expansion.
The property occupies 1.5 acres of cleared, fenced land in Loris, South Carolina, with additional open area beyond the existing improvements. Zoning is FA. The configuration supports a range of potential applications identified for the property, including automotive work, warehouse operations, storage, or future expansion.
Key Highlights
- 2,400 SF live‑work property with attached 1‑bedroom, 1.5‑bath apartment
- 1.5 acres of cleared, fenced land
- Recently remodeled with new LVP flooring, fresh paint, and updated bathrooms
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
$30,456
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
7.81%
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%
$609,120
$609.1K
Cap Rate 7%
$435,086
$435.1K
Cap Rate 9%
$338,400
$338.4K
Market Conditions
NOI Build-Up for 2,400 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
$51.8K $21.60/SF
− Vacancy
−$3.1K −$1.30/SF
EGI
$48.7K $20.30/SF
− OpEx
−$18.3K −$7.61/SF
NOI
$30.5K $12.69/SF
Area
Horry County, SC
Vacancy
6.00%
Lease Rate
$21.60 /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%
$609,120
Cap Rate 7%
$435,086
Cap Rate 9%
$338,400
Alternative Uses
Best Use
Warehouse
$534.2K
$467.5K – $623.3K
NOI $37,397 @ 7.0% cap · market cap 9.59%
Second Best
Mixed Use
$435.1K
$380.7K – $507.6K
NOI $30,456 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$608.3K
$532.2K – $709.6K
NOI $42,578 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 29569, SC
17,048
Population
7,504
Households
2.3
Avg Household Size
45
Median Age
10%
College-Educated
82%
High-School Grad
170.3 sq mi
ZIP Area
100
Density / Sq Mi
$50,659
Median Household Income
$34,719
Median Earnings
$776
Median Rent
$190,300
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 - Remodeled commercial property combines functional workspace with private residential quarters on a fenced tract.
Where is this live-work space located?
The property is located at 1715 Cane Branch Rd. Loris, SC.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,400 SF live‑work property with attached 1‑bedroom, 1.5‑bath apartment; 1.5 acres of cleared, fenced land; Recently remodeled with new LVP flooring, fresh paint, and updated bathrooms
