Beech Island Industrial
For Sale
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106 Old Jackson Highway, Beech Island, SC 29842
Industrial building suitable for contractor, fabrication, or trade-related operations.
Property Size3,040 SF
Price / SF$85.53
Days on Market91
Property Features for 106 Old Jackson Highway
General Information
Standard status
Active
Size
3,040 SF
Property subtype
Industrial
Building Details
Year Built
1942
Listing Agency:
CENTURY 21 803
Listed By:
Joshua Drake · License #SC
Source:
Crexi
Added: May 11
Changed: Aug 8
Last Checked: Jul 17 at 9:23AM
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 CENTURY 21 803
Investment Insights
Based on property information with market context.
Located in Beech Island, South Carolina, the property at 106 Old Jackson Highway is a former welding school configured for contractor, fabrication, welding, mechanical, or trade-related operations. The approximately 3,040 square foot masonry building features 400 amp 3-phase power, a compressed air system, and gas manifold distribution. It includes drive-in access, covered work areas, office space, a kitchenette, multiple restrooms, and a shop area. The property offers concrete parking, gated side access, and a rear yard area suitable for semi-trailer parking or storage. The HVAC system was replaced in 2022. The property is zoned for light industrial use.
Key Highlights
- Configured for contractor, fabrication, welding, mechanical, or trade‑related operations.
- ±3,040 SF masonry building with drive‑in access and covered work areas.**
- 400 amp 3‑phase power, compressed air system, and gas manifold distribution.**
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
$13,848
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
5.33%
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%
$276,960
$277.0K
Cap Rate 7%
$197,829
$197.8K
Cap Rate 9%
$153,867
$153.9K
Market Conditions
NOI Build-Up for 3,040 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
$21.2K $6.96/SF
− Vacancy
−$1.4K −$0.45/SF
EGI
$19.8K $6.51/SF
− OpEx
−$5.9K −$1.95/SF
NOI
$13.8K $4.56/SF
Area
Aiken County, SC
Vacancy
6.50%
Lease Rate
$6.96 /SF/Yr
Expense Ratio
30.00%
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%
$276,960
Cap Rate 7%
$197,829
Cap Rate 9%
$153,867
Alternative Uses
Best Use
Industrial
$197.8K
$173.1K – $230.8K
NOI $13,848 @ 7.0% cap · market cap 5.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$586.0K
$512.7K – $683.6K
NOI $41,018 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 29842, SC
8,066
Population
3,552
Households
2.3
Avg Household Size
41
Median Age
14%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
195
Density / Sq Mi
$58,259
Median Household Income
$33,709
Median Earnings
$860
Median Rent
$112,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial building suitable for contractor, fabrication, or trade-related operations.
Where is this manufacturing property located?
The property is located at 106 Old Jackson Highway Beech Island, SC.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Configured for contractor, fabrication, welding, mechanical, or trade‑related operations.; ±3,040 SF masonry building with drive‑in access and covered work areas.**; 400 amp 3‑phase power, compressed air system, and gas manifold distribution.**
