Four-Unit Duplex
New
For Sale
$510,000
125 Overbrook Drive, Liberty, SC 29657
Three residences are occupied, and the remaining unit is vacant for property tours.
Property Size3,008 SF
Days on Market6
Property Features for 125 Overbrook Drive
General Information
Standard status
Active
Size
3,008 SF
Property subtype
Duplex
Occupancy
75%
Additional Details
Gross Income
$36,000
Multifamily Units
4
Amenities
Acres: 0.76, Area: 33105.6, Square Feet: 33105.6
Roof: Composition
Sewer: Septic Tank
Tax Annual Amount: $5,186
Cooling Included, Cooling: Central Forced
Heating Included, Heating: Electric, Forced Air
Contract Status Change Date: 2026-09-25, Listing Terms: None, Standard Status: Active
Parking Features: Off Street, Two Spaces
Elementary School: Liberty, Middle Or Junior School: Liberty, High School: Liberty
8 total bedrooms
Building Area Total: 3008, Built in 1985, Construction Materials: Wood Siding, Levels: One, Stories: 1
City: Liberty, County Or Parish: Pickens, MLS Area Major: 065, Postal Code: 29657, State Or Province: SC, Subdivision Name: None
Number Of Units Total: 4, Parcel Number: 409709263481, Property Condition: 31-50, Property Sub Type: Duplex
4 full bathrooms, 4 total bathrooms
Water Source: Public
Foundation Details: Crawl Space
Patio And Porch Features: Unit 1: Deck, Porch-Front, Unit 2: Deck, Porch-Front, Unit 3: Deck, Porch-Front, Unit 4: Deck, Porch-Front
Appliances: Electric Water Heater
Building Details
Building Size
3,008 SF
Year Built
1985
Buildings
2
Listing Agency:
BHHS C Dan Joyner - Midtown
(864) 242-6650
Listed By:
Fyke Fisher
(864) 451-3397
Source:
Blackstreaminternational
Added: Sep 25
Changed: Sep 29
Last Checked: Sep 30 at 1:58PM
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 BHHS C Dan Joyner - Midtown
Investment Insights
Based on property information with market context.
The offering includes two duplex buildings with four residential units, together with a separate vacant lot. A 30' x 30' concrete slab with plumbing is already on the lot. The property was built in 1985. Three units are occupied, while the fourth is vacant and available for viewing.
Key Highlights
- Two duplexes contain four residential units
- Separate vacant lot has a 30' x 30' concrete slab with plumbing in place
- Three units are occupied; the fourth is vacant and available for viewing
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
$25,371
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
4.97%
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%
$507,420
$507.4K
Cap Rate 7%
$362,443
$362.4K
Cap Rate 9%
$281,900
$281.9K
Market Conditions
NOI Build-Up for 3,008 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
$37.9K $12.60/SF
− Vacancy
−$1.7K −$0.55/SF
EGI
$36.2K $12.05/SF
− OpEx
−$10.9K −$3.61/SF
NOI
$25.4K $8.43/SF
Area
Pickens County, SC
Vacancy
4.37%
Lease Rate
$12.60 /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%
$507,420
Cap Rate 7%
$362,443
Cap Rate 9%
$281,900
Alternative Uses
Best Use
Multifamily LT 5
$362.4K
$317.1K – $422.9K
NOI $25,371 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$324.7K
$284.1K – $378.8K
NOI $22,727 @ 7.0% cap · market cap 4.46%
Theoretical Best
Mixed Use
$444.8K
$389.2K – $518.9K
NOI $31,133 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Explore this area
Business Placement
Demographics for 29657, SC
15,614
Population
6,744
Households
2.3
Avg Household Size
41
Median Age
16%
College-Educated
83%
High-School Grad
63.3 sq mi
ZIP Area
247
Density / Sq Mi
$56,949
Median Household Income
$37,320
Median Earnings
$869
Median Rent
$170,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three residences are occupied, and the remaining unit is vacant for property tours.
Where is this duplex located?
The property is located at 125 Overbrook Drive Liberty, SC.
What is the asking price?
The asking price for this property is $510,000.
What are key features of this property?
This property features: Two duplexes contain four residential units; Separate vacant lot has a 30' x 30' concrete slab with plumbing in place; Three units are occupied; the fourth is vacant and available for viewing
