Flex Space with Dual Work
For Sale
$770,000
206 Berry Lane, Beech Island, SC 29842
Commercial Sale, Beech Island, SC
Property Size3,600 SF
Lot Size1.08 Acres
Price / SF$213.89
Days on Market93
Property Features for 206 Berry Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RUD
Parking
24
Parking features
Paved or Surfaced
Subdivision
Not In Subdivision
Lot features
Corner Lot, Landscaped, Cleared
Directions
NE I 520 E Take exit 16 for Laney Walker Blvd ,Keep right follow signs for Laney Walker Blvd ,Merged onto Laney Walker Blvd ,Turn right onto Sand Bar Perry Rd ,Turn left onto State Hwy 734 /Urquhart Dr. Turn left onto US-278W ,AND Turn right onto Berry Ln.
Standard status
Active
APN
0252001017
Size
3,600 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ON HWY 125 ATOMIC RD
Tax Annual Amount
3054
Legal Description
ON HWY 125 ATOMIC RD
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Electric (Heating), Heat Pump (Heating), Hot Water(Heating)
Cooling system
Central Air, Heat Pump
Building Details
Year built
1966
Flooring type
Tile - Ceramic
Building materials
Brick Veneer, Synthetic Stucco
Roof type
Composition
Listing Agency:
Meybohm Real Estate - Wheeler
(706) 736-3375
Listed By:
Roland Christophe · License #174862
(706) 306-4578
Added: Jun 26
Changed: Sep 12
Last Checked: Sep 26 at 4:06PM
MLS# 100584197
Copyright © 2026 Hive MLS. 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 3,600-square-foot flex property sits on 1.08 acres and includes two distinct operating areas within a multi-use layout. The building dates to 1966 and features brick veneer and synthetic stucco exterior materials, ceramic tile flooring, central air, and heat-pump systems for heating and cooling.
The site includes paved or surfaced parking, phone availability, and a septic tank. RUD zoning applies to the property. Its prior configuration supported a tax office and personal service business, providing a factual basis for continued professional, retail, or service-oriented occupancy subject to applicable approvals.
The site includes paved or surfaced parking, phone availability, and a septic tank. RUD zoning applies to the property. Its prior configuration supported a tax office and personal service business, providing a factual basis for continued professional, retail, or service-oriented occupancy subject to applicable approvals.
Key Highlights
- 3,600 square feet on a 1.08‑acre parcel
- Two distinct operating areas within a multi‑use layout
- RUD zoning
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
$37,139
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
4.82%
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%
$742,780
$742.8K
Cap Rate 7%
$530,557
$530.6K
Cap Rate 9%
$412,656
$412.7K
Market Conditions
NOI Build-Up for 3,600 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
$54.0K $15.00/SF
− Vacancy
−$4.5K −$1.25/SF
EGI
$49.5K $13.76/SF
− OpEx
−$12.4K −$3.44/SF
NOI
$37.1K $10.32/SF
Area
Aiken County, SC
Vacancy
8.30%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$742,780
Cap Rate 7%
$530,557
Cap Rate 9%
$412,656
Alternative Uses
Best Use
Office B
$530.6K
$464.2K – $619.0K
NOI $37,139 @ 7.0% cap · market cap 4.82%
Second Best
Industrial
$234.3K
$205.0K – $273.3K
NOI $16,399 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$693.9K
$607.2K – $809.6K
NOI $48,574 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29842, SC
8,066
Population
3,552
Households
2.3
Avg Household Size
41
Median Age
14%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
195
Density / Sq Mi
$58,259
Median Household Income
$33,709
Median Earnings
$860
Median Rent
$112,700
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with separate operating areas, paved parking, and RUD zoning.
Where is this flex space located?
The property is located at 206 Berry Lane Beech Island, SC.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 3,600 square feet on a 1.08‑acre parcel; Two distinct operating areas within a multi‑use layout; RUD zoning
