Remodeled Office
For Sale
$1,200,000
Pending
100 Inman Rd, Lyman, SC 29365
Configured with private offices, workstations, and a dedicated conference room.
Property Size2,662 SF
Days on Market105
Property Features for 100 Inman Rd
General Information
Standard status
Pending
Size
2,662 SF
Additional Details
Furnished
Yes
Taxes and HOA fees
Annual Taxes
$9,100
Listing Agency:
Cornerstone Real Estate Group
(864) 504-9549
Listed By:
Joshua Allen · License #106147
(864) 504-9549
Source:
Exprealty
Added: May 4
Changed: Aug 16
Last Checked: Aug 16 at 6:29AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Cornerstone Real Estate Group
Investment Insights
Based on property information with market context.
This updated office building combines a contemporary work environment with a practical mix of enclosed and open work areas. The interior includes two private offices, eight cubicles, and three bar-height workstations, along with two bathrooms and a separate conference room. The conference room features a custom quartz table designed for 12 people, built-in benches, lockers, and powered window shades.
The property is located in Lyman near Spartanburg, Greer, and Greenville, with exposure to a high-traffic area. Exterior landscaping and maintained aesthetics complement the remodeled interior.
The property is located in Lyman near Spartanburg, Greer, and Greenville, with exposure to a high-traffic area. Exterior landscaping and maintained aesthetics complement the remodeled interior.
Key Highlights
- Remodeled office interior with modern counters, fixtures, and work areas
- Two private offices, 8 cubicles, and 3 bar‑height workstations
- Conference room with custom quartz table for 12 people
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
$41,149
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
3.43%
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%
$822,980
$823.0K
Cap Rate 7%
$587,843
$587.8K
Cap Rate 9%
$457,211
$457.2K
Market Conditions
NOI Build-Up for 2,662 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
$64.2K $24.12/SF
− Vacancy
−$9.3K −$3.51/SF
EGI
$54.9K $20.61/SF
− OpEx
−$13.7K −$5.15/SF
NOI
$41.1K $15.46/SF
Area
Spartanburg County, SC
Vacancy
14.55%
Lease Rate
$24.12 /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%
$822,980
Cap Rate 7%
$587,843
Cap Rate 9%
$457,211
Alternative Uses
Best Use
Office B
$587.8K
$514.4K – $685.8K
NOI $41,149 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$2.07M
$1.81M – $2.41M
NOI $144,660 @ 7.0% cap · market cap 12.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
332
Businesses Nearby
Explore this area
Business Placement
Demographics for 29365, SC
13,882
Population
5,193
Households
2.7
Avg Household Size
38
Median Age
25%
College-Educated
91%
High-School Grad
17.6 sq mi
ZIP Area
789
Density / Sq Mi
$73,142
Median Household Income
$44,916
Median Earnings
$1,208
Median Rent
$230,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Configured with private offices, workstations, and a dedicated conference room.
Where is this office building located?
The property is located at 100 Inman Rd Lyman, SC.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Remodeled office interior with modern counters, fixtures, and work areas; Two private offices, 8 cubicles, and 3 bar‑height workstations; Conference room with custom quartz table for 12 people
