Duplex Villa with
For Sale
$1,450,000
371 Tuckers Rd., Pawleys Island, SC 29585
MULTI-FAMILY, Pawleys Island, SC
Property Size5,574 SF
Price / SF$260.14
Days on Market187
Property Features for 371 Tuckers Rd.
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage
Subdivision
Tucker's Woods - Litchfield Plantation
Lot features
Lake/ Pond
Elementary school
Waccamaw Elementary School
Middle school
Waccamaw Middle School
High school
Waccamaw High School
Standard status
Active
Size
5,574 SF
Utilities
Utilities
Cable Available
Building Details
Year built
2006
Number of units
2
Listing Agency:
CENTURY 21 Boling & Associates · Century 21 Real Estate
(843) 449-2121
Listed By:
Sara Boling · License #38959
(843) 997-7126
Added: Feb 20
Changed: Aug 19
Last Checked: Aug 26 at 1:06PM
MLS# 2604575
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.
Duplex villa offering two separate units designed for multi-generational living. Each unit features 4 bedrooms and 3.5 baths, with a primary suite on the main level, along with formal living and formal dining rooms. The light-filled family room includes cathedral ceilings and a gas fireplace, and it opens to peaceful lake views. A sunroom extends the living space and overlooks the lake and wooded setting, with an upstairs loft providing flexible additional space.
The property is located within the gated community of Litchfield Plantation. The rear setting is described as tranquil, surrounded by mature trees and classic Southern landscaping.
Unit A includes a two-car garage with attic storage, while Unit B provides a driveway, allowing for separation of the living spaces within the duet configuration.
The property is located within the gated community of Litchfield Plantation. The rear setting is described as tranquil, surrounded by mature trees and classic Southern landscaping.
Unit A includes a two-car garage with attic storage, while Unit B provides a driveway, allowing for separation of the living spaces within the duet configuration.
Key Highlights
- Duet/duplex villa in Litchfield Plantation gated community, built in 2006
- Each unit offers 4 bedrooms and 3.5 baths with a primary suite on the main level
- Family room with cathedral ceilings and gas fireplace, plus lake views
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
$52,004
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
3.59%
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%
$1,040,080
$1.0M
Cap Rate 7%
$742,914
$742.9K
Cap Rate 9%
$577,822
$577.8K
Market Conditions
NOI Build-Up for 5,574 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
$75.6K $13.56/SF
− Vacancy
−$1.3K −$0.23/SF
EGI
$74.3K $13.33/SF
− OpEx
−$22.3K −$4.00/SF
NOI
$52.0K $9.33/SF
Area
Georgetown County, SC
Vacancy
1.71%
Lease Rate
$13.56 /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%
$1,040,080
Cap Rate 7%
$742,914
Cap Rate 9%
$577,822
Alternative Uses
Best Use
Multifamily LT 5
$742.9K
$650.1K – $866.7K
NOI $52,004 @ 7.0% cap · market cap 3.59%
Second Best
Apartment 5plus
$660.6K
$578.0K – $770.7K
NOI $46,242 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $107,021 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 29585, SC
16,574
Population
12,061
Households
1.4
Avg Household Size
60
Median Age
50%
College-Educated
96%
High-School Grad
61.8 sq mi
ZIP Area
268
Density / Sq Mi
$83,077
Median Household Income
$42,237
Median Earnings
$1,599
Median Rent
$423,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duet/duplex villa in a gated community with 4 bedrooms and 3.5 baths per unit, plus lake-view living areas.
Where is this duplex located?
The property is located at 371 Tuckers Rd. Pawleys Island, SC.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Duet/duplex villa in Litchfield Plantation gated community, built in 2006; Each unit offers 4 bedrooms and 3.5 baths with a primary suite on the main level; Family room with cathedral ceilings and gas fireplace, plus lake views
