Flex Space with Warehouse
For Sale
$638,000
2749 Boundary Street, Beaufort, SC 29906
Commercial Sale, Beaufort, SC
Property Size5,700 SF
Lot Size0.51 Acres
Price / SF$111.93
Days on Market346
Property Features for 2749 Boundary Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
20
Subdivision
Beaufort
Standard status
Active
APN
R100-026-00a-0258-0000
Lot size
0.51 Acres
Taxes and HOA fees
Tax Description
LOT 45 WALSH S/D #BKN1124 0.02 TO US 21 R/W
Tax Annual Amount
6864
Legal Description
LOT 45 WALSH S/D #BKN1124 0.02 TO US 21 R/W
Utilities
Sewer type
Public Sewer
Water source
Public
Water front
1
Building Details
Year built
1964
Floors in Building
1
Number of units
2
Building materials
Block, Concrete
Listing Agency:
Tideland Realty Inc
(843) 525-6131
Listed By:
Matt A Trumps · License #29302
(843) 252-8996
Added: Oct 1, 2025
Changed: Aug 19
Last Checked: Sep 11 at 12:06AM
MLS# 192746
Copyright © 2026 Lowcountry Regional 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 commercial property includes two buildings designed around retail, office, and warehouse functions. The primary building contains approximately 4000 square feet, with retail area and warehouse space beneath ceilings of about 16 feet. A second building of approximately 1700 square feet includes an office or work area, an 800 square foot warehouse reached through a large roll-up door, and two additional large rooms.
The property encompasses 0.51 acres along US 21 Boundary Street in Beaufort. It is adjacent to a Dollar General store and is served by public water and public sewer. Block and concrete construction dates to 1964, and the property carries Commercial zoning.
The property encompasses 0.51 acres along US 21 Boundary Street in Beaufort. It is adjacent to a Dollar General store and is served by public water and public sewer. Block and concrete construction dates to 1964, and the property carries Commercial zoning.
Key Highlights
- Two commercial buildings totaling approximately 4000 Square Feet and 1700 Square Feet
- Primary building includes about 16' ceilings and retail and warehouse areas
- Secondary building has a large roll‑up door to an 800 square foot warehouse
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
$38,256
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
6.00%
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%
$765,120
$765.1K
Cap Rate 7%
$546,514
$546.5K
Cap Rate 9%
$425,067
$425.1K
Market Conditions
NOI Build-Up for 5,700 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
$47.9K $8.40/SF
− Vacancy
−$2.9K −$0.50/SF
EGI
$45.0K $7.90/SF
− OpEx
−$6.8K −$1.18/SF
NOI
$38.3K $6.71/SF
Area
Beaufort County, SC
Vacancy
6.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$765,120
Cap Rate 7%
$546,514
Cap Rate 9%
$425,067
Alternative Uses
Best Use
Flex RnD
$1.46M
$1.28M – $1.70M
NOI $102,258 @ 7.0% cap · market cap 16.03%
Second Best
Retail
$1.29M
$1.13M – $1.50M
NOI $90,014 @ 7.0% cap · market cap 14.11%
Theoretical Best
Office A
$1.72M
$1.50M – $2.01M
NOI $120,384 @ 7.0% cap · market cap 18.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29906, SC
22,608
Population
11,028
Households
2.1
Avg Household Size
31
Median Age
24%
College-Educated
91%
High-School Grad
45.0 sq mi
ZIP Area
502
Density / Sq Mi
$61,350
Median Household Income
$32,253
Median Earnings
$1,377
Median Rent
$236,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Two commercial buildings combine retail, office, and warehouse areas with roll-up door access.
Where is this flex space located?
The property is located at 2749 Boundary Street Beaufort, SC.
What is the asking price?
The asking price for this property is $638,000.
What are key features of this property?
This property features: Two commercial buildings totaling approximately 4000 Square Feet and 1700 Square Feet; Primary building includes about 16' ceilings and retail and warehouse areas; Secondary building has a large roll‑up door to an 800 square foot warehouse
