Restaurant with Commercial
For Sale
$200,000
3 N Beech Ave., Andrews, SC 29510
COMMERCIAL/INDUSTRIAL, Andrews, SC
Property Size2,530 SF
Lot Size0.30 Acres
Price / SF$79.05
Days on Market516
Property Features for 3 N Beech Ave.
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Town of An
Subdivision
54A Andrews Are--includes city of Andrews
Standard status
Active
Size
2,530 SF
Lot size
0.30 Acres
Building Details
Floors in Building
1
Number of units
2
Listing Agency:
Tidewater Properties · Tucker Associates
(843) 833-1362
Listed By:
Tracy Mau
(843) 457-2262
Added: Mar 25, 2025
Changed: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# 2507321
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 2,530-square-foot restaurant property includes a dedicated dining area plus a separate section configured for bar and restaurant use. The sale includes commercial food-service equipment such as an Ansul system, refrigerator, freezer, warmer, buffets, fryers, a six-burner industrial stove, tables, chairs, televisions, and cooking pans. A built-in smoker adds to the back-of-house setup.
Outdoor amenities include a seating area with television and landscaping, along with a four-pot gas grill suited to steaming oysters and crabs. A separate barbecue building provides an extra-large gas cooker and two masonry pits for coal-fired cooking. The property occupies 0.3 acres at 3 N Beech Ave. in Andrews, South Carolina, within Georgetown County. Zoning is identified as Town of An.
Outdoor amenities include a seating area with television and landscaping, along with a four-pot gas grill suited to steaming oysters and crabs. A separate barbecue building provides an extra-large gas cooker and two masonry pits for coal-fired cooking. The property occupies 0.3 acres at 3 N Beech Ave. in Andrews, South Carolina, within Georgetown County. Zoning is identified as Town of An.
Key Highlights
- 2,530 square feet of restaurant space on 0.3 acres
- Separate restaurant area and additional bar/restaurant section
- Includes Ansul system, commercial refrigeration, fryers, warmer, buffets, and six‑burner stove
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
$15,647
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
7.82%
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%
$312,940
$312.9K
Cap Rate 7%
$223,529
$223.5K
Cap Rate 9%
$173,856
$173.9K
Market Conditions
NOI Build-Up for 2,530 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
$24.0K $9.48/SF
− Vacancy
−$1.6K −$0.64/SF
EGI
$22.4K $8.84/SF
− OpEx
−$6.7K −$2.65/SF
NOI
$15.6K $6.18/SF
Area
Georgetown County, SC
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$312,940
Cap Rate 7%
$223,529
Cap Rate 9%
$173,856
Alternative Uses
Best Use
Specialty Retail
$433.3K
$379.1K – $505.5K
NOI $30,329 @ 7.0% cap · market cap 15.16%
Second Best
Industrial
$223.5K
$195.6K – $260.8K
NOI $15,647 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$693.9K
$607.2K – $809.6K
NOI $48,576 @ 7.0% cap · market cap 24.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
16k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 58%
Shops & Services 42%
Piggly Wiggly
Groceries
9,272 visits/mo
0.2 miles
Advance Auto Parts
Shops & Services
3,339 visits/mo
0.4 miles
Pantry
Shops & Services
2,364 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
875 visits/mo
0.1 miles
Demographics for 29510, SC
10,392
Population
4,310
Households
2.4
Avg Household Size
43
Median Age
11%
College-Educated
85%
High-School Grad
312.2 sq mi
ZIP Area
33
Density / Sq Mi
$46,768
Median Household Income
$29,849
Median Earnings
$744
Median Rent
$109,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a separate bar area, outdoor seating, and extensive cooking equipment.
Where is this conventional restaurant located?
The property is located at 3 N Beech Ave. Andrews, SC.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 2,530 square feet of restaurant space on 0.3 acres; Separate restaurant area and additional bar/restaurant section; Includes Ansul system, commercial refrigeration, fryers, warmer, buffets, and six‑burner stove
