Prime Anderson Commercial Corner
For Sale
$2,300,000
110 E Greenville St, Anderson, SC 29621
Multi-tenant property on 1.21 acres in Anderson's commercial hub.
Property Size14,000 SF
Lot Size1.21 Acres
Price / SF$164.29
Days on Market195
Property Features for 110 E Greenville St
General Information
Standard status
Active
Size
14,000 SF
Lot size
1.21 Acres
Taxes and HOA fees
Annual Taxes
$17,722
Listing Agency:
Howard Hanna Allen Tate/Pine to Palm Realty
(864) 376-6336
Listed By:
Sherry Traynum · License #51169
(864) 376-6336
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 8 at 6:03AM
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 Howard Hanna Allen Tate/Pine to Palm Realty
Investment Insights
Based on property information with market context.
Located at the intersection of E Greenville Street and Main Street in Anderson, South Carolina, this multi-building, multi-tenant property offers investment potential in a high-traffic location. The property occupies nearly half of a city block and is positioned at the corner of E Calhoun and McDuffie Streets, with frontage along E Greenville Street. The site spans 1.21 acres and includes over 14,000 square feet of space across multiple buildings, designed to accommodate a range of commercial needs. Red-light access on three sides ensures traffic flow for patrons and clients. The layout offers flexibility, allowing tenants to customize the spaces to suit their specific requirements, whether they are a retail vendor, restaurateur, or professional office provider. The property's location places it amidst thriving businesses, providing a steady stream of potential customers. Its position on key city streets ensures consistent exposure to both pedestrian and vehicle traffic, making it a desirable site for a range of ventures. This commercial listing offers the space, location, and flexibility needed to bring your vision to life.
Key Highlights
- Prime location at the intersection of E Greenville Street and Main Street, a high‑traffic and highly visible corner.
- Multi‑building, multi‑tenant portfolio property offering versatile space.
- Substantial 1.21‑acre lot with over 14,000 square feet of customizable space.
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
$182,196
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
7.92%
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%
$3,643,920
$3.6M
Cap Rate 7%
$2,602,800
$2.6M
Cap Rate 9%
$2,024,400
$2.0M
Market Conditions
NOI Build-Up for 14,000 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
$252.0K $18.00/SF
− Vacancy
−$9.1K −$0.65/SF
EGI
$242.9K $17.35/SF
− OpEx
−$60.7K −$4.34/SF
NOI
$182.2K $13.01/SF
Area
Anderson County, SC
Vacancy
3.60%
Lease Rate
$18.00 /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%
$3,643,920
Cap Rate 7%
$2,602,800
Cap Rate 9%
$2,024,400
Alternative Uses
Best Use
Retail
$4.05M
$3.54M – $4.72M
NOI $283,416 @ 7.0% cap · market cap 12.32%
Second Best
Office B
$3.29M
$2.88M – $3.84M
NOI $230,461 @ 7.0% cap · market cap 10.02%
Theoretical Best
Multifamily LT 5
$151.58M
$132.63M – $176.84M
NOI $10,610,636 @ 7.0% cap · market cap 461.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
824
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29621, SC
44,601
Population
18,960
Households
2.4
Avg Household Size
41
Median Age
39%
College-Educated
94%
High-School Grad
87.1 sq mi
ZIP Area
512
Density / Sq Mi
$71,446
Median Household Income
$41,773
Median Earnings
$1,023
Median Rent
$252,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dogwood Plaza — 337 W Market St, Anderson, SC 29621
- Governers Square Mall — Anderson, SC 29621
- Towne Center Shopping Center — N Main St, Anderson, SC 29621
- Beck Plaza — 1020 N Main St, Anderson, SC 29621
Frequently Asked Questions
What type of property is this?
Shopping center - Multi-tenant property on 1.21 acres in Anderson's commercial hub.
Where is this shopping center located?
The property is located at 110 E Greenville St Anderson, SC.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Prime location at the intersection of E Greenville Street and Main Street, a high‑traffic and highly visible corner.; Multi‑building, multi‑tenant portfolio property offering versatile space.; Substantial 1.21‑acre lot with over 14,000 square feet of customizable space.
