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    Beaufort Industrial Opportunity For Sale Title is generated by Realmo AI

    40 Shanklin Road, Beaufort, SC 29906

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    Claim this Listing
    Pending
    $3,675,000

    COMMERCIAL - Beaufort, SC

    Property size:
    19,677 SF
    Lot size:
    11.07 Acres
    Added:
    Apr 1, 2026
    Days on Market:
    52
    Last Refresh:
    May 22 at 11:06 pm

    Property Features for 40 Shanklin Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Pending
    APN
    R100 025 000 050f 0000
    Size
    19,677 SF
    Lot size
    11.07 Acres

    Taxes and HOA fees

    Tax Description
    INDEPENDENT NAIL PB61 P138 *6/97 13.29 AC ADDED TO 25/173

    Building Details

    Year built
    1969

    We can help!

    Listing Contact
    Reynolds Robinson
    Reynolds Robinson

    Listing agent Reynolds Robinson License #129060

    Listing office Principal Advisors 69 Robert Smalls Pkwy Suit 1A, Beaufort, SC

    Listing date Apr 1, 2026

    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.

    HighLights

    • Significant annual income from existing warehouse and land storage leases.
    • Over 3 acres of fenced storage yard.
    • +/- 19,677 SF of vacant climate‑controlled/capable office space with value‑add potential.
    • Rare S‑1 industrial zoning in a market with limited industrial inventory.
    • 16'-18' ceiling heights, steel frame/brick construction, one loading dock, four exterior & three interior drive‑in doors.
    • Robust utility/power infrastructure.

    Overview

    This commercial property, formerly Patterson Construction, presents a rare industrial opportunity. It currently generates significant annual income from warehouse and land storage space, supported by 14 short-term leases that provide immediate revenue and future flexibility. The property includes +/-19,677 SF of vacant climate-controlled/capable office space with significant value-add potential. The buildings feature 16'-18' ceiling heights, steel frame/brick construction, one loading dock, four exterior drive-in doors, and three interior drive-in doors. The site also offers over 3 acres of fenced storage yard, large paved parking, and robust utility/power infrastructure. Situated in Beaufort, SC, the property spans 11.07 acres and is zoned commercial. This functional industrial property offers major upside in a market with extremely limited industrial zoning and inventory. The property is suitable for warehouses, industrial properties, industrial land, land, office units, office properties & spaces, and other commercial real estate uses.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $3.01M
    NOI $270,952 @ 9.00% cap · cautious / downside scenario
    Moderate
    $3.87M
    NOI $270,952 @ 7.00% cap · market / base-case scenario
    Aggressive
    $5.42M
    NOI $270,952 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $425.0k $21.60
    − Vacancy −$63.8k −$3.24
    EGI $361.3k $18.36
    − OpEx −$90.3k −$4.59
    NOI $271.0k $13.77
    19,677 SF · lease $21.60/SF/yr · vacancy 15.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $3.87M
    $3.39M – $4.52M (±1% cap)
    NOI $270,952 @ 7.0% cap · market cap 7.37%
    Second Best
    Warehouse
    $1.89M
    $1.65M – $2.20M (±1% cap)
    NOI $132,064 @ 7.0% cap · market cap 3.59%
    Theoretical Best
    Office A
    $5.94M
    $5.19M – $6.93M (±1% cap)
    NOI $415,578 @ 7.0% cap · market cap 11.31%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Owl Transportation Trucking Company Carolina Truck Repair ... Auto Repair Shop Beautiful Flowers & Balloons (Bike/Boat/Book/etc) Store Deep Water Construction General Contractor

    Suggested Use

    Restaurant Law Firm Building Supply Auto Repair Shop Department Store Food Market Storage Facility Bar & Pub Discount Store Furniture & Home Goods

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Beaufort
    County
    Beaufort
    State
    South Carolina
    Longitude
    -80.740479
    Latitude
    32.466126

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    FAQs

    What type of property is this?
    Warehouse - Rare industrial property with income and significant value-add potential.
    Where is this warehouse 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: Significant annual income from existing warehouse and land storage leases.; Over 3 acres of fenced storage yard.; +/- 19,677 SF of **vacant climate‑controlled/capable office space with value‑add potential.**
    (843) 986-7396
    We can help!
    Listing Contact
    Reynolds Robinson
    Reynolds Robinson
    Real Estate License ID: 129060
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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