Listing Agency: Piedmont Carolinas Realty, Inc. b***@piedmontcarolinas.com Show Phone

Listed By: Bryan Killian · License #131908 Show Phone

Source: Exprealty

Added: Jan 1, 2025 Changed: Aug 8 Last Checked: Jul 24 at 6:14AM

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Investment Insights

Based on property information with market context.

This 1.5-story commercial building is situated on approximately 0.98 acres near the intersection of Hwy 55/49/274. Located in York County, SC, the property is zoned GC. The concrete block and vinyl-sided building offers approximately 2400 heated square feet, divided into four spaces ranging from approximately 400 to 800 square feet. An asphalt parking lot provides approximately 22 parking spaces. The property utilizes a private well and septic system. Note that a previous bakery opened a wall to access space in the unit next door; a buyer could convert it back to a separate unit to create a fourth unit.

Key Highlights

• Prime Location: Situated near the intersection of Hwy 55/49/274 in York County, SC.
• Versatile Commercial Building: Features 2400 heated square feet with 4 rentable spaces (ranging from 400 to 800 sq ft).
• Ample Parking: Approximately 22 asphalt parking spaces.

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

$32,455

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

3.61%

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%

$649,100 $649.1K

Cap Rate 7%

$463,643 $463.6K

Cap Rate 9%

$360,611 $360.6K

Market Conditions

NOI Build-Up for 2,400 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

$48.1K $20.04/SF

− Vacancy

−$1.7K −$0.72/SF

EGI

$46.4K $19.32/SF

− OpEx

−$13.9K −$5.80/SF

NOI

$32.5K $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%

$649,100

Cap Rate 7%

$463,643

Cap Rate 9%

$360,611

Alternative Uses

Best Use

Retail

$463.6K

$405.7K – $540.9K (±1% cap)

NOI $32,455 @ 7.0% cap · market cap 3.61%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$564.4K

$493.8K – $658.5K (±1% cap)

NOI $39,507 @ 7.0% cap · market cap 4.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Storefront properties

Suggested Use

Top Pick Building Supply Big Box & Wholesale Store Restaurant Spa & Massage Center Hair Salon Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

80

Businesses Nearby

39k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 62% Home Improvements & Furnishings 38%

7-Eleven Shops & Services

21,645 visits/mo 0.4 miles

Tractor Supply Co. Home Improvements & Furnishings

14,813 visits/mo 0.5 miles

76 Shops & Services

2,735 visits/mo 0.3 miles

Demographics for 29710, SC

39,272

Population

15,947

Households

2.5

Avg Household Size

41

Median Age

34%

College-Educated

93%

High-School Grad

114.1 sq mi

ZIP Area

344

Density / Sq Mi

$84,558

Median Household Income

$46,479

Median Earnings

$1,396

Median Rent

$330,900

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Storefront property - Commercial building on 0.98 acres near major highway intersection.

Where is this storefront property located?

The property is located at 5400 Highway 55 E Lake Wylie, SC.

What is the asking price?

The asking price for this property is $899,900.

What are key features of this property?

This property features: Prime Location: Situated near the intersection of Hwy 55/49/274 in York County, SC.; Versatile Commercial Building: Features 2400 heated square feet with 4 rentable spaces (ranging from 400 to 800 sq ft).; Ample Parking: Approximately 22 asphalt parking spaces.