Specialty Property with Fenced
For Sale
$629,000
536 Hayes Park Boulevard, Johns Island, SC 29455
Residential, Johns Island, SC
Property Size2,170 SF
Lot Size0.09 Acres
Price / SF$289.86
Days on Market54
Property Features for 536 Hayes Park Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 1, Bathroom 3, Laundry Room, Bathroom 1, Bathroom 2, Bedroom 2, Dining Room
Parking
2
Parking features
Garage, Open
Patio and Porch features
Patio, Porch
Interior features
Ceiling - Smooth, High Ceilings, Kitchen Island, Walk-In Closet(s), Living/Dining Combo, Pantry
Exterior features
Lawn Irrigation, Rain Gutters
Fencing
Privacy, Fenced
Subdivision
Hayes Park
Lot features
Wooded
Elementary school
Angel Oak ES 4K-1/Johns Island ES 2-5
Middle school
Haut Gap
High school
St. Johns
Directions
From Maybank Hwy Turn Onto Hayes Park Blvd Across From John's Island Library.
Standard status
Active
Size
2,170 SF
Lot size
0.09 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
oversized closets
walk-in pantry
huge laundry room
low maintenance fenced yard with artificial turf
brick paver patio
Building Details
Year built
2025
Floors in Building
2
Flooring type
Tile - Ceramic, Carpet, Vinyl
Building materials
Cement Siding
Listing Agency:
Keller Williams Realty Charleston West Ashley
(843) 737-6780
Listed By:
Amy Zonarich Powers
(843) 534-3523
Added: Jul 17
Changed: Sep 3
Last Checked: Sep 8 at 7:06AM
MLS# 26020458
Copyright © 2026 CHS 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.
536 Hayes Park Boulevard in Johns Island, SC is a newly built specialty property on a 0.09-acre lot, completed in 2025. The interior features include ceiling - smooth and high ceilings, a kitchen island, pantry, and a living/dining combo. Bedroom and bath layout includes three bedrooms and three bathrooms, along with a dedicated laundry room.
Comfort and utilities are set up for year-round living with natural gas heating and central air conditioning. Exterior amenities include lawn irrigation and rain gutters, plus a porch and patio. The property also offers a fenced yard with privacy fencing and artificial turf, complemented by a brick paver patio.
Parking is available with a garage and open parking. Water service is public, and sewer is public sewer, supporting a low-maintenance setup with irrigation and outdoor hardscape features.
Comfort and utilities are set up for year-round living with natural gas heating and central air conditioning. Exterior amenities include lawn irrigation and rain gutters, plus a porch and patio. The property also offers a fenced yard with privacy fencing and artificial turf, complemented by a brick paver patio.
Parking is available with a garage and open parking. Water service is public, and sewer is public sewer, supporting a low-maintenance setup with irrigation and outdoor hardscape features.
Key Highlights
- 0.09‑acre lot
- Built in 2025
- Fenced yard with privacy fencing and artificial turf plus brick paver patio
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
$22,112
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
3.52%
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%
$442,240
$442.2K
Cap Rate 7%
$315,886
$315.9K
Cap Rate 9%
$245,689
$245.7K
Market Conditions
NOI Build-Up for 2,170 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
$43.7K $20.16/SF
− Vacancy
−$3.5K −$1.63/SF
EGI
$40.2K $18.53/SF
− OpEx
−$18.1K −$8.34/SF
NOI
$22.1K $10.19/SF
Area
Charleston County, SC
Vacancy
8.10%
Lease Rate
$20.16 /SF/Yr
Expense Ratio
45.00%
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%
$442,240
Cap Rate 7%
$315,886
Cap Rate 9%
$245,689
Alternative Uses
Best Use
Apartment 5plus
$315.9K
$276.4K – $368.5K
NOI $22,112 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$787.7K
$689.3K – $919.0K
NOI $55,140 @ 7.0% cap · market cap 8.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 29455, SC
28,344
Population
17,196
Households
1.6
Avg Household Size
46
Median Age
57%
College-Educated
95%
High-School Grad
100.2 sq mi
ZIP Area
283
Density / Sq Mi
$117,422
Median Household Income
$56,126
Median Earnings
$1,489
Median Rent
$499,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Newly built home with a fenced yard, brick paver patio, and central air on public water and sewer.
Where is this single family property located?
The property is located at 536 Hayes Park Boulevard Johns Island, SC.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: 0.09‑acre lot; Built in 2025; Fenced yard with privacy fencing and artificial turf plus brick paver patio
