Building Details

Year Built 1978

Year Renovated 1981

Units 3

Tenancy Multi

Listing Agency: Reedy Commercial c***@reedypg.com Show Phone

Listed By: Sarah Beth Holloway · License #88047

Source: Crexi

Added: Jun 18 Changed: Aug 8 Last Checked: Aug 10 at 11:55AM

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Investment Insights

Based on property information with market context.

This commercial property is positioned as a professional office and retail environment and is presented as a flexible option for office, medical, professional services, boutique retail, or hospitality-related users. The asset is located at a key entrance point to the Seabrook Island community, directly outside the security gates.

The location provides visibility on Landfall Way and offers convenient access for residents, visitors, club members, and seasonal tourists. The immediate surrounding area is described as a mix of established businesses, restaurants, and service providers, supporting an everyday commercial setting.

For tenants and operators, the combination of visibility and access at the community entrance can support a wide range of service and retail concepts. Users looking for a highly trafficked front-door address for professional or customer-facing operations will find the site aligned with office, medical, and service uses, as well as boutique retail and related hospitality offerings.

Key Highlights

• Highly visible commercial property on Landfall Way at the entrance to Seabrook Island, directly outside the community security gates
• Year built: 1978
• Professional office and retail environment surrounded by established businesses, restaurants, and service providers

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

$166,479

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

6.05%

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%

$3,329,580 $3.3M

Cap Rate 7%

$2,378,271 $2.4M

Cap Rate 9%

$1,849,767 $1.8M

Market Conditions

NOI Build-Up for 7,956 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

$238.7K $30.00/SF

− Vacancy

−$16.7K −$2.10/SF

EGI

$222.0K $27.90/SF

− OpEx

−$55.5K −$6.98/SF

NOI

$166.5K $20.92/SF

Area

Charleston County, SC

Vacancy

7.00%

Lease Rate

$30.00 /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%

$3,329,580

Cap Rate 7%

$2,378,271

Cap Rate 9%

$1,849,767

Alternative Uses

Best Use

Office B

$2.38M

$2.08M – $2.77M (±1% cap)

NOI $166,479 @ 7.0% cap · market cap 6.05%

Second Best

Healthcare Medical

$2.17M

$1.90M – $2.53M (±1% cap)

NOI $151,622 @ 7.0% cap · market cap 5.51%

Theoretical Best

Office A

$2.89M

$2.53M – $3.37M (±1% cap)

NOI $202,162 @ 7.0% cap · market cap 7.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Building Supply HVAC Service Storage Facility (Bike/Boat/Book/etc) Store Hair Salon Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

86

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

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

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Frequently Asked Questions

What type of property is this?

Office units - Highly visible commercial property at the Seabrook Island entrance, suitable for office, medical, professional services, or boutique retail.

Where is this office units located?

The property is located at 1001 Landfall Way Seabrook Island, SC.

What is the asking price?

The asking price for this property is $2,750,000.

What are key features of this property?

This property features: Highly visible commercial property on Landfall Way at the entrance to Seabrook Island, directly outside the community security gates; Year built: 1978; Professional office and retail environment surrounded by established businesses, restaurants, and service providers