Assisted Living Facility with
For Sale
$139,900
182 Roberts Street W, Salley, SC 29137
Commercial Sale, Salley, SC
Property Size3,316 SF
Lot Size5.10 Acres
Price / SF$42.19
Days on Market179
Property Features for 182 Roberts Street W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Business
Parking features
Driveway
Interior features
Entrance Foyer, Cable Available
Exterior features
Garden
Accessibility
Accessible Approach with Ramp
Lot features
Views, Wooded, Corner Lot, Level, Views, Wooded, Corner Lot, Level
Directions
From Salley, go to Center St. and turn onto Roberts St. Go to the end and property is right before the curve
Subdivision
NE
Standard status
Active
APN
290-14-01-010
Size
3,316 SF
Lot size
5.10 Acres
Taxes and HOA fees
Tax Description
DIST:08 CITY/MUNI/TWP:WAGENER W OF TOWN OF PERRY
Legal Description
DIST:08 CITY/MUNI/TWP:WAGENER W OF TOWN OF PERRY
Utilities
Utilities
Cable Available
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2000
Floors in Building
1
Flooring type
Tile, Carpet, Laminate
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Palmetto Real Estate Group
(803) 939-8562
Listed By:
Dawn Marie Rucinski · License #110962
(803) 221-3296
Added: Mar 12
Changed: Sep 5
Last Checked: Sep 6 at 9:06PM
MLS# 222248
Copyright © 2026 Aiken 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 3,316-square-foot former nursing home is configured with 8 offices or bedrooms, 6.5 bathrooms, and spacious areas suitable for conferences or dining. The building includes an entrance foyer, laminate, tile, and carpet flooring, forced-air heating, central air, vinyl siding, and a composition roof. A ramp provides accessible approach, while driveway parking and a garden are included. Built in 2000, the property is positioned for continued assisted living use or adaptation to professional office space or residential housing, subject to applicable requirements.
The site encompasses 5.1 acres in Salley, South Carolina, with the potential for acreage subdivision identified in the property information. Cable service is available, and the property carries flexible zoning as described in the listing.
The site encompasses 5.1 acres in Salley, South Carolina, with the potential for acreage subdivision identified in the property information. Cable service is available, and the property carries flexible zoning as described in the listing.
Key Highlights
- 3,316‑square‑foot former nursing home built in 2000
- 8 offices or bedrooms and 6.5 bathrooms
- 5.1‑acre site with potential subdivision
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
$7,677
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
5.49%
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%
$153,540
$153.5K
Cap Rate 7%
$109,671
$109.7K
Cap Rate 9%
$85,300
$85.3K
Market Conditions
NOI Build-Up for 3,316 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
$13.5K $4.08/SF
− Vacancy
−$735 −$0.22/SF
EGI
$12.8K $3.86/SF
− OpEx
−$5.1K −$1.54/SF
NOI
$7.7K $2.32/SF
Area
Aiken County, SC
Vacancy
5.43%
Lease Rate
$4.08 /SF/Yr
Expense Ratio
40.00%
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%
$153,540
Cap Rate 7%
$109,671
Cap Rate 9%
$85,300
Alternative Uses
Best Use
Apartment 5plus
$375.0K
$328.1K – $437.5K
NOI $26,249 @ 7.0% cap · market cap 18.76%
Second Best
Healthcare Medical
$109.7K
$96.0K – $128.0K
NOI $7,677 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$639.2K
$559.3K – $745.7K
NOI $44,742 @ 7.0% cap · market cap 31.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29137, SC
2,607
Population
1,294
Households
2
Avg Household Size
43
Median Age
14%
College-Educated
86%
High-School Grad
93.4 sq mi
ZIP Area
28
Density / Sq Mi
$38,710
Median Household Income
$35,167
Median Earnings
$650
Median Rent
$124,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Assisted living facility - Flexible property with accessible entry, multiple private rooms, and substantial meeting or dining areas.
Where is this assisted living facility located?
The property is located at 182 Roberts Street W Salley, SC.
What is the asking price?
The asking price for this property is $139,900.
What are key features of this property?
This property features: 3,316‑square‑foot former nursing home built in 2000; 8 offices or bedrooms and 6.5 bathrooms; 5.1‑acre site with potential subdivision
