Industrial Flex Space With Fenced
For Sale
$3,675,000
Pending
40 Shanklin Road, Beaufort, SC 29906
COMMERCIAL - Beaufort, SC
Property Size19,677 SF
Lot Size11.07 Acres
Days on Market151
Property Features for 40 Shanklin Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
Pass Laurel Bay Air Station on Hwy-21 heading towards Hwy-17; Left on Shanklin Road
Subdivision
Burton
Standard status
Pending
APN
R100 025 000 050f 0000
Lot size
11.07 Acres
Taxes and HOA fees
Tax Description
INDEPENDENT NAIL PB61 P138 *6/97 13.29 AC ADDED TO 25/173
Legal Description
INDEPENDENT NAIL PB61 P138 *6/97 13.29 AC ADDED TO 25/173
Building Details
Year built
1969
Listing Agency:
Principal Advisors
(800) 530-0549
Listed By:
Reynolds Robinson · License #129060
(843) 986-7396
Added: Apr 1
Changed: Aug 4
Last Checked: Aug 29 at 8:06PM
MLS# 195544
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 11.07-acre flex property combines steel-frame and brick construction with warehouse, office, and outdoor storage components. Ceiling heights range from 16 to 18 feet, and the improvements include one loading dock, four exterior drive-in doors, and three interior drive-in doors. Approximately 19,677 SF of vacant office space is climate-controlled or capable of climate control. The site also provides a fenced storage yard, paved parking, and substantial utility and power infrastructure.
Located at 40 Shanklin Road in Beaufort, South Carolina, the property carries Commercial zoning. Fourteen short-term leases are currently in place across warehouse and land storage areas, providing an existing occupancy component while retaining flexibility across the site. Built in 1969, the property offers a broad industrial and flex configuration with both enclosed and outdoor storage areas.
Located at 40 Shanklin Road in Beaufort, South Carolina, the property carries Commercial zoning. Fourteen short-term leases are currently in place across warehouse and land storage areas, providing an existing occupancy component while retaining flexibility across the site. Built in 1969, the property offers a broad industrial and flex configuration with both enclosed and outdoor storage areas.
Key Highlights
- 11.07‑acre flex property at 40 Shanklin Road, Beaufort, SC 29906
- 16'-18' ceiling heights in steel‑frame and brick improvements
- One loading dock, four exterior drive‑in doors, and three interior drive‑in doors
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
$270,952
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
7.37%
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%
$5,419,040
$5.4M
Cap Rate 7%
$3,870,743
$3.9M
Cap Rate 9%
$3,010,578
$3.0M
Market Conditions
NOI Build-Up for 19,677 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
$425.0K $21.60/SF
− Vacancy
−$63.8K −$3.24/SF
EGI
$361.3K $18.36/SF
− OpEx
−$90.3K −$4.59/SF
NOI
$271.0K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$5,419,040
Cap Rate 7%
$3,870,743
Cap Rate 9%
$3,010,578
Alternative Uses
Best Use
Flex RnD
$5.04M
$4.41M – $5.88M
NOI $353,005 @ 7.0% cap · market cap 9.61%
Second Best
Office B
$3.87M
$3.39M – $4.52M
NOI $270,952 @ 7.0% cap · market cap 7.37%
Theoretical Best
Office A
$5.94M
$5.19M – $6.93M
NOI $415,578 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
1
Dock-high doors
4
Drive-in doors
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
29
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned flex property with warehouse, office, storage, loading, and drive-in access.
Where is this flex space located?
The property is located at 40 Shanklin Road Beaufort, SC.
What is the asking price?
The asking price for this property is $3,675,000.
What are key features of this property?
This property features: 11.07‑acre flex property at 40 Shanklin Road, Beaufort, SC 29906; 16'-18' ceiling heights in steel‑frame and brick improvements; One loading dock, four exterior drive‑in doors, and three interior drive‑in doors
