Duplex with Covered
For Sale
$299,000
126-128 McBeth Road, Cowpens, SC 29330
Two residential units offer separate living spaces, paved driveway access, and flexible owner-occupant or rental use.
Property Size1,980 SF
Price / SF$151.01
Days on Market315
Property Features for 126-128 McBeth Road
General Information
Standard status
Active
Size
1,980 SF
Property subtype
Multi-Family / Duplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,900
Amenities
Electric
Electric, Heat Pump
Electric, Heat Punp
Architectural
1
Private
Brick Veneer – Partial, Vinyl Siding
Building Details
Year Built
1987
Buildings
1
Tenancy
Multi
Listing Agency:
KW Realty Community Partners
Listed By:
Ansel Taylor
Source:
Compass
Added: Oct 20, 2025
Changed: Aug 30
Last Checked: Aug 30 at 11:16AM
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 KW Realty Community Partners
Investment Insights
Based on property information with market context.
Built in 1987, this duplex contains two residential units with matching layouts. Each unit provides 2 bedrooms, 2 full bathrooms, approximately 990 square feet of finished area, and an approximately 82-square-foot covered front porch. The property totals 4 bedrooms, 4 full bathrooms, and 1,980 square feet of finished living area within 2,145 square feet of building area. Exterior materials include partial brick veneer and vinyl siding, with a large paved driveway serving the property.
Both units are currently occupied under month-to-month agreements. The configuration supports continued rental use, an owner-occupant arrangement, or occupancy by a larger or multigenerational household. The property is located on the northeast side of Spartanburg with access to Interstates 85 and 26 and sits between Greenville-Spartanburg and Charlotte. Tours require advance notice, and buyers using leverage must provide a lender pre-approval letter; cash buyers must provide proof of funds.
Both units are currently occupied under month-to-month agreements. The configuration supports continued rental use, an owner-occupant arrangement, or occupancy by a larger or multigenerational household. The property is located on the northeast side of Spartanburg with access to Interstates 85 and 26 and sits between Greenville-Spartanburg and Charlotte. Tours require advance notice, and buyers using leverage must provide a lender pre-approval letter; cash buyers must provide proof of funds.
Key Highlights
- Duplex with 2 bedrooms and 2 full bathrooms in each unit
- Approximately 990 sqft of finished area per unit
- 4 bedrooms, 4 full bathrooms, and 1,980 sqft total finished living area
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
$17,696
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
5.92%
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%
$353,920
$353.9K
Cap Rate 7%
$252,800
$252.8K
Cap Rate 9%
$196,622
$196.6K
Market Conditions
NOI Build-Up for 1,980 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
$26.6K $13.44/SF
− Vacancy
−$1.3K −$0.67/SF
EGI
$25.3K $12.77/SF
− OpEx
−$7.6K −$3.83/SF
NOI
$17.7K $8.94/SF
Area
Spartanburg County, SC
Vacancy
5.00%
Lease Rate
$13.44 /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%
$353,920
Cap Rate 7%
$252,800
Cap Rate 9%
$196,622
Alternative Uses
Best Use
Multifamily LT 5
$252.8K
$221.2K – $294.9K
NOI $17,696 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$232.9K
$203.8K – $271.7K
NOI $16,301 @ 7.0% cap · market cap 5.45%
Theoretical Best
Warehouse
$1.54M
$1.34M – $1.79M
NOI $107,598 @ 7.0% cap · market cap 35.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 29330, SC
8,302
Population
3,852
Households
2.2
Avg Household Size
41
Median Age
17%
College-Educated
80%
High-School Grad
35.8 sq mi
ZIP Area
232
Density / Sq Mi
$47,025
Median Household Income
$36,082
Median Earnings
$842
Median Rent
$145,500
Median Home Value
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 - Two residential units offer separate living spaces, paved driveway access, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 126-128 McBeth Road Cowpens, SC.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Duplex with 2 bedrooms and 2 full bathrooms in each unit; Approximately 990 sqft of finished area per unit; 4 bedrooms, 4 full bathrooms, and 1,980 sqft total finished living area
