Turnkey Restaurant with Highway
For Sale
$2,000,000
105 Centerville Rd, Anderson, SC 29625
Turnkey restaurant sale includes interior equipment, with prominent frontage on Pearman Dairy Rd less than a mile from I-85.
Property Size5,333 SF
Days on Market54
Property Features for 105 Centerville Rd
General Information
Standard status
Active
Size
5,333 SF
Property subtype
Commercial
Site & Location
Traffic Count
20,500 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Building Details
Building Size
5,333 SF
Year Built
2008
Listing Agency:
Matthews Real Estate Investment Services, Inc
(615) 412-1630
Listed By:
Clay Smith · License #361676 (TN)
(615) 412-1630
Source:
Matthews
Added: Jun 28
Changed: Aug 8
Last Checked: Aug 20 at 4:02AM
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 Matthews Real Estate Investment Services, Inc
Investment Insights
Based on property information with market context.
This turnkey restaurant property includes the existing restaurant operation, “The Clock,” which will close upon sale, and interior restaurant equipment is included. The site is positioned to support continued restaurant use and adaptive reuse with minimal setup given the included equipment package.
The property offers prominent highway frontage along Pearman Dairy Rd, located less than one mile from I-85. Public remarks indicate approximately 120,500 vehicles per day on Pearman Dairy Rd, supporting strong daily visibility for retail, dining, or service concepts in a growing retail and industrial corridor.
The property offers prominent highway frontage along Pearman Dairy Rd, located less than one mile from I-85. Public remarks indicate approximately 120,500 vehicles per day on Pearman Dairy Rd, supporting strong daily visibility for retail, dining, or service concepts in a growing retail and industrial corridor.
Key Highlights
- Built in 2008
- Restaurant sale includes interior restaurant equipment; existing operation (“The Clock”) closes upon sale
- Located on Pearman Dairy Rd with ±20,500 vehicles per day traffic
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
$107,961
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
5.40%
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%
$2,159,220
$2.2M
Cap Rate 7%
$1,542,300
$1.5M
Cap Rate 9%
$1,199,567
$1.2M
Market Conditions
NOI Build-Up for 5,333 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
$160.0K $30.00/SF
− Vacancy
−$5.8K −$1.08/SF
EGI
$154.2K $28.92/SF
− OpEx
−$46.3K −$8.68/SF
NOI
$108.0K $20.24/SF
Area
Anderson County, SC
Vacancy
3.60%
Lease Rate
$30.00 /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%
$2,159,220
Cap Rate 7%
$1,542,300
Cap Rate 9%
$1,199,567
Alternative Uses
Best Use
Retail
$1.54M
$1.35M – $1.80M
NOI $107,961 @ 7.0% cap · market cap 5.40%
Second Best
Specialty Retail
$991.5K
$867.6K – $1.16M
NOI $69,404 @ 7.0% cap · market cap 3.47%
Theoretical Best
Multifamily LT 5
$57.74M
$50.52M – $67.36M
NOI $4,041,895 @ 7.0% cap · market cap 202.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,500 VPD
Traffic count
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29625, SC
28,521
Population
13,716
Households
2.1
Avg Household Size
42
Median Age
23%
College-Educated
89%
High-School Grad
46.9 sq mi
ZIP Area
608
Density / Sq Mi
$58,746
Median Household Income
$36,120
Median Earnings
$1,015
Median Rent
$210,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Turnkey restaurant sale includes interior equipment, with prominent frontage on Pearman Dairy Rd less than a mile from I-85.
Where is this conventional restaurant located?
The property is located at 105 Centerville Rd Anderson, SC.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Built in 2008; Restaurant sale includes interior restaurant equipment; existing operation (“The Clock”) closes upon sale; Located on Pearman Dairy Rd with ±20,500 vehicles per day traffic
