Five-Unit Apartment
For Sale
$179,900
828 Jones Cir, Hartsville, SC 29550
Multi-Family, Hartsville, SC
Property Size2,758 SF
Price / SF$65.23
Days on Market47
Property Features for 828 Jones Cir
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Parking
5
Parking features
Off Street
Subdivision
COUNTY
Elementary school
THORNWELL
Middle school
HARTSVILLE
High school
HARTSVILLE
Standard status
Active
Utilities
Cooling system
Window Unit(s), Central Air
Water source
Public
Building Details
Year built
1973
Number of units
5
Flooring type
Laminate, Carpet
Building materials
Brick Veneer, Wood Siding
Roof type
Composition
Listing Agency:
Brown & Coker Realty
(843) 383-6765
Listed By:
Scott Gauger · License #143241
(843) 383-6765
Added: Jul 9
Changed: Aug 21
Last Checked: Aug 24 at 2:06AM
MLS# 20253017
Copyright © 2026 Pee Dee Realtor Association. 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 multifamily property is a converted residence containing five separate one-bedroom, one-bath apartments. Each unit has its own entrance, creating distinct access within the building. Interior finishes include laminate and carpet flooring, while cooling is provided by central air and window units. The property was built in 1973 and features brick veneer and wood siding, a composition roof, public water, and off-street parking.
Located in Hartsville near Coker University, the property is also convenient to downtown shopping, dining, and entertainment. Its five-unit configuration supports apartment use with individually separated living spaces and a straightforward operating layout.
Located in Hartsville near Coker University, the property is also convenient to downtown shopping, dining, and entertainment. Its five-unit configuration supports apartment use with individually separated living spaces and a straightforward operating layout.
Key Highlights
- Five 1‑bedroom, 1‑bath apartments
- Separate entrance for each unit
- Built in 1973 with brick veneer and wood siding
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
$13,689
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
7.61%
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%
$273,780
$273.8K
Cap Rate 7%
$195,557
$195.6K
Cap Rate 9%
$152,100
$152.1K
Market Conditions
NOI Build-Up for 2,758 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
$26.5K $9.60/SF
− Vacancy
−$1.6K −$0.58/SF
EGI
$24.9K $9.02/SF
− OpEx
−$11.2K −$4.06/SF
NOI
$13.7K $4.96/SF
Area
Darlington County, SC
Vacancy
6.00%
Lease Rate
$9.60 /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%
$273,780
Cap Rate 7%
$195,557
Cap Rate 9%
$152,100
Alternative Uses
Best Use
Apartment 5plus
$195.6K
$171.1K – $228.2K
NOI $13,689 @ 7.0% cap · market cap 7.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.10M
$4.46M – $5.95M
NOI $357,064 @ 7.0% cap · market cap 198.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 29550, SC
30,013
Population
13,913
Households
2.2
Avg Household Size
42
Median Age
24%
College-Educated
87%
High-School Grad
208.2 sq mi
ZIP Area
144
Density / Sq Mi
$54,191
Median Household Income
$36,518
Median Earnings
$851
Median Rent
$169,200
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?
Apartment building - Converted residential property with individually accessed apartments and off-street parking in Hartsville.
Where is this apartment building located?
The property is located at 828 Jones Cir Hartsville, SC.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Five 1‑bedroom, 1‑bath apartments; Separate entrance for each unit; Built in 1973 with brick veneer and wood siding
