45-Unit Self-Storage
For Sale
Contact for pricing
114 Hidden Hill Rd, Spartanburg, SC 29301
Fenced facility with walk-in units and drive-up bays featuring roll-up doors.
Property Size4,080 SF
Lot Size1.08 Acres
Price / SF$119.85
Days on Market13
Property Features for 114 Hidden Hill Rd
General Information
Standard status
Active
Size
4,080 SF
Class
C
Lot size
1.08 Acres
Property subtype
Self Storage
Lease Type
Net
Investment Type
Value Add
Property Condition
Severity
Repairs Needed
Evidence
light capital improvements (paving, signage, fencing, and unit door repairs)
Additional Details
Fenced Yard
Yes
Self-Storage Units
45
Building Details
Year Built
1978
Buildings
2
Units
45
Tenancy
Multi
Listing Agency:
Vista Lake LLC
Listed By:
Viktor Altuhov · License #SC
Source:
Crexi
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 29 at 10:14PM
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 Vista Lake LLC
Investment Insights
Based on property information with market context.
This self-storage facility includes 45 units across a mix of walk-in storage spaces and drive-up bays equipped with roll-up doors. The configuration supports household storage as well as vehicle, trailer, and boat storage. Built in 1978, the property is enclosed by fencing and includes wooded natural buffers along the rear and side boundaries.
The facility is positioned at 114 Hidden Hill Rd in Spartanburg, South Carolina, on 1.08 acres. Its combination of enclosed storage, drive-up access, roll-up doors, and perimeter fencing provides a practical operating layout for multiple storage needs.
The facility is positioned at 114 Hidden Hill Rd in Spartanburg, South Carolina, on 1.08 acres. Its combination of enclosed storage, drive-up access, roll-up doors, and perimeter fencing provides a practical operating layout for multiple storage needs.
Key Highlights
- 45‑unit self‑storage facility on 1.08 acres
- Mix of walk‑in storage units and drive‑up bays
- Roll‑up doors accommodate drive‑up storage access
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
$38,453
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
7.86%
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%
$769,060
$769.1K
Cap Rate 7%
$549,329
$549.3K
Cap Rate 9%
$427,256
$427.3K
Market Conditions
NOI Build-Up for 4,080 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
$58.8K $14.40/SF
− Vacancy
−$3.8K −$0.94/SF
EGI
$54.9K $13.46/SF
− OpEx
−$16.5K −$4.04/SF
NOI
$38.5K $9.42/SF
Area
Spartanburg County, SC
Vacancy
6.50%
Lease Rate
$14.40 /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%
$769,060
Cap Rate 7%
$549,329
Cap Rate 9%
$427,256
Alternative Uses
Best Use
Warehouse
$3.17M
$2.77M – $3.70M
NOI $221,718 @ 7.0% cap · market cap 45.34%
Second Best
Self Storage
$549.3K
$480.7K – $640.9K
NOI $38,453 @ 7.0% cap · market cap 7.86%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
Explore this area
Business Placement
Demographics for 29301, SC
34,531
Population
16,020
Households
2.2
Avg Household Size
37
Median Age
27%
College-Educated
87%
High-School Grad
27.5 sq mi
ZIP Area
1,256
Density / Sq Mi
$56,606
Median Household Income
$37,761
Median Earnings
$1,126
Median Rent
$200,800
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?
Self storage facility - Fenced facility with walk-in units and drive-up bays featuring roll-up doors.
Where is this self storage facility located?
The property is located at 114 Hidden Hill Rd Spartanburg, SC.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: 45‑unit self‑storage facility on 1.08 acres; Mix of walk‑in storage units and drive‑up bays; Roll‑up doors accommodate drive‑up storage access
