Retail/Office Properties For
For Sale
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1135 & 1143 N Anderson, Rock Hill, SC 29730
Two retail/office properties with tenants in place for sale.
Property Size1,464 SF
Price / SF$426.91
Days on Market284
Property Features for 1135 & 1143 N Anderson
General Information
Standard status
Active
Size
1,464 SF
Class
C
Property subtype
Office, Retail
Zoning
GC
Building Details
Year Built
2005
Buildings
2
Stories
1
Listing Agency:
Rogers Real Estate
Listed By:
Roger Baldwin · License #SC77055
(803) 517-1533
Source:
Crexi
Added: Nov 24, 2025
Changed: Sep 3
Last Checked: Sep 2 at 12:04AM
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 Rogers Real Estate
Investment Insights
Based on property information with market context.
Two retail/office properties located at 1135 & 1143 N. Anderson Rd. are available for sale together. The property at 1135 N. Anderson Rd. features 1,400 square feet of office/retail space, currently occupied by an insurance agency. The property at 1143 N. Anderson has 1,176 square feet of retail/office space, currently used as a flower shop. Both tenants have been leasing for multiple years and wish to remain. The landlord currently leases the insurance office space month to month, and the tenant wishes to remain in place. The flower shop lease expires August 1, 2026, and the tenant wishes to extend. The properties benefit from strong street visuals with a traffic count of 20,000 cars per day. The combined properties sit on 0.6 acres with 220 feet of road frontage on N. Anderson Rd.
Key Highlights
- Two income‑producing retail/office properties being sold together.
- Tenants in place with established leasing history.
- High traffic count (20,000 CPD) provides strong street visibility.
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
$19,798
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
3.17%
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%
$395,960
$396.0K
Cap Rate 7%
$282,829
$282.8K
Cap Rate 9%
$219,978
$220.0K
Market Conditions
NOI Build-Up for 1,464 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
$29.3K $20.04/SF
− Vacancy
−$1.1K −$0.72/SF
EGI
$28.3K $19.32/SF
− OpEx
−$8.5K −$5.80/SF
NOI
$19.8K $13.52/SF
Area
York County, SC
Vacancy
3.60%
Lease Rate
$20.04 /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%
$395,960
Cap Rate 7%
$282,829
Cap Rate 9%
$219,978
Alternative Uses
Best Use
Retail
$282.8K
$247.5K – $330.0K
NOI $19,798 @ 7.0% cap · market cap 3.17%
Second Best
Office B
$278.7K
$243.8K – $325.1K
NOI $19,507 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$344.3K
$301.2K – $401.7K
NOI $24,099 @ 7.0% cap · market cap 3.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 29730, SC
57,325
Population
26,209
Households
2.2
Avg Household Size
38
Median Age
27%
College-Educated
89%
High-School Grad
119.4 sq mi
ZIP Area
480
Density / Sq Mi
$63,122
Median Household Income
$39,484
Median Earnings
$1,234
Median Rent
$239,200
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?
Retail space - Two retail/office properties with tenants in place for sale.
Where is this retail space located?
The property is located at 1135 & 1143 N Anderson Rock Hill, SC.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two income‑producing retail/office properties being sold together.; Tenants in place with established leasing history.; High traffic count (20,000 CPD) provides strong street visibility.
