Mixed-Use Property with Trail
For Sale
$2,495,000
12 Neil Road, Beaufort, SC 29906
COMMERCIAL - Beaufort, SC
Property Size6,500 SF
Lot Size2.69 Acres
Price / SF$383.85
Days on Market135
Property Features for 12 Neil Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed Use
Subdivision
Beaufort
Standard status
Active
APN
R100-029-000-0004-0000
Lot size
2.69 Acres
Taxes and HOA fees
Tax Description
RENTAL RESTRACT A PB6P20SUBJ TO ROLL BACK TAX LIENTRACT A PB6P20TIMBER/CROPLAND* SPLIT 10/04 34.64 AC 29/283ORIDINANCE#O
Tax Annual Amount
6859
Legal Description
RENTAL RESTRACT A PB6P20SUBJ TO ROLL BACK TAX LIENTRACT A PB6P20TIMBER/CROPLAND* SPLIT 10/04 34.64 AC 29/283ORIDINANCE#O
Amenities
Spanish Moss Trail frontage
Building Details
Year built
1999
Listing Agency:
Principal Advisors
(800) 530-0549
Listed By:
Reynolds Robinson · License #129060
(843) 986-7396
Added: Apr 1
Changed: Aug 4
Last Checked: Aug 13 at 8:06AM
MLS# 195524
Copyright © 2026 Lowcountry Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 12 Neil Road in Beaufort, this mixed-use property includes approximately +/-2.69 acres and two existing buildings totaling approximately +/-6,500 RSF. The improvements comprise an approximately +/-5,500 SF live/work building and an approximately +/-1,000 SF modular building. Constructed in 1999, the site is zoned Mixed Use and offers an existing configuration suited to a range of commercial or live/work applications.
The property has frontage along the Spanish Moss Trail and approximately 100 feet of frontage on Hwy 21. An existing curb cut provides vehicular entry, while access is available from two major thoroughfares. The combination of trail frontage, highway exposure, established improvements, and a sizable mixed-use tract creates a distinct commercial setting in Northern Beaufort County.
The property has frontage along the Spanish Moss Trail and approximately 100 feet of frontage on Hwy 21. An existing curb cut provides vehicular entry, while access is available from two major thoroughfares. The combination of trail frontage, highway exposure, established improvements, and a sizable mixed-use tract creates a distinct commercial setting in Northern Beaufort County.
Key Highlights
- Approximately +/-2.69‑acre mixed‑use site
- Two buildings totaling approximately +/-6,500 RSF
- Approximately +/-5,500 SF live/work building
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
$89,505
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
3.59%
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%
$1,790,100
$1.8M
Cap Rate 7%
$1,278,643
$1.3M
Cap Rate 9%
$994,500
$994.5K
Market Conditions
NOI Build-Up for 6,500 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
$140.4K $21.60/SF
− Vacancy
−$21.1K −$3.24/SF
EGI
$119.3K $18.36/SF
− OpEx
−$29.8K −$4.59/SF
NOI
$89.5K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$1,790,100
Cap Rate 7%
$1,278,643
Cap Rate 9%
$994,500
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,505 @ 7.0% cap · market cap 3.59%
Second Best
Mixed Use
$1.17M
$1.02M – $1.36M
NOI $81,608 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$1.96M
$1.72M – $2.29M
NOI $137,280 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 29906, SC
22,608
Population
11,028
Households
2.1
Avg Household Size
31
Median Age
24%
College-Educated
91%
High-School Grad
45.0 sq mi
ZIP Area
502
Density / Sq Mi
$61,350
Median Household Income
$32,253
Median Earnings
$1,377
Median Rent
$236,900
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.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two existing structures combine live/work space with a modular building and access from established roads.
Where is this mixed-use property located?
The property is located at 12 Neil Road Beaufort, SC.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Approximately +/-2.69‑acre mixed‑use site; Two buildings totaling approximately +/-6,500 RSF; Approximately +/-5,500 SF live/work building
