Beaufort Hospitality Property For
For Sale
Contact for pricing
109 Old Salem Rd, Beaufort, SC 29901
Hospitality property in historic Beaufort, South Carolina, near Sea Islands.
Property Size34,897 SF
Price / SF$114.62
Days on Market251
Property Features for 109 Old Salem Rd
General Information
Standard status
Active
Size
34,897 SF
Property subtype
Senior Living
Zoning
DR-4
Occupancy
90%
Building Details
Year Built
1999
Buildings
1
Stories
1
Units
40
Listing Agency:
Bull Realty
Listed By:
Ernie Anaya · License #GA 356482
(762) 533-0328
Source:
Crexi
Added: Feb 17
Changed: Oct 26
Last Checked: Oct 26 at 2:35PM
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 Bull Realty
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Investment Insights
Based on property information with market context.
Located in Beaufort, South Carolina, a historic harbor city known as the “Queen of the Carolina Sea Islands,” this hospitality property resides in a region with well-preserved antebellum architecture; the entire downtown area is a National Historic Landmark District. Beaufort is situated on Port Royal Island, part of the Sea Islands, within a water-dominant landscape where approximately 51% of Beaufort County consists of open waters, sounds, and marshes. The local economy is significantly influenced by the presence of Marine Corps Air Station (MCAS) Beaufort, Marine Corps Recruit Depot Parris Island, and the U.S. Naval Hospital Beaufort. The area attracts over two million annual visitors, drawn to attractions such as Hunting Island State Park. The property's gross revenue is $2,077,580 with an occupancy rate of 81.35%. The forecast NOI is $519,395, normalizing expenses to 75% of gross revenue. The property qualifies for an SBA 504 Loan with a 25-year term, 85% loan-to-cost ratio, and 5.9% interest. Revenue growth is projected at 5% per year, using a 10% vacancy rate for years 1-10.
Key Highlights
- High Gross Revenue: Actual gross revenue of $2,077,580 demonstrates strong income potential.
- Favorable SBA 504 Loan Qualification: Qualifies for a 25‑year term SBA 504 loan with 85% Loan‑to‑Cost and a 5.9% interest rate.
- Strong Forecast NOI: Normalized Net Operating Income (NOI) is projected at $519,395.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$262,565
Cap Rate
6.56%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$5,251,300
$5.3M
Cap Rate 7%
$3,750,929
$3.8M
Cap Rate 9%
$2,917,389
$2.9M
Market Conditions
NOI Build-Up for 34,897 SF
Gross rent
$628.1K $18.00/SF
− Vacancy
−$75.4K −$2.16/SF
EGI
$552.8K $15.84/SF
− OpEx
−$290.2K −$8.32/SF
NOI
$262.6K $7.52/SF
Area
Beaufort County, SC
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$5,251,300
Cap Rate 7%
$3,750,929
Cap Rate 9%
$2,917,389
Alternative Uses
Best Use
Hotel Hospitality
$3.75M
$3.28M – $4.38M
NOI $262,565 @ 7.0% cap · market cap 6.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.53M
$9.21M – $12.28M
NOI $737,025 @ 7.0% cap · market cap 18.43%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
171
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Frequently Asked Questions
What type of property is this?
Hotel - Hospitality property in historic Beaufort, South Carolina, near Sea Islands.
Where is this hotel located?
The property is located at 109 Old Salem Rd Beaufort, SC.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: High Gross Revenue: Actual gross revenue of $2,077,580 demonstrates strong income potential.; Favorable SBA 504 Loan Qualification: Qualifies for a 25‑year term SBA 504 loan with 85% Loan‑to‑Cost and a 5.9% interest rate.; Strong Forecast NOI: Normalized Net Operating Income (NOI) is projected at $519,395.
