Freestanding Medical Office
For Sale
Contact for pricing
1601 Ebenezer Rd, Rock Hill, SC 29732
All-brick building on a corner lot with 26 private rooms and a two-entry parking lot with 42 spaces.
Property Size7,849 SF
Lot Size0.71 Acres
Price / SF$228.69
Days on Market39
Property Features for 1601 Ebenezer Rd
General Information
Standard status
Active
Size
7,849 SF
Total Parking Spaces
42
Lot size
0.71 Acres
Property subtype
OFFICE
Zoning
NO
Additional Details
Road Access
Yes
Amenities
lobby
waiting area
six restrooms
break room
records and storage space
Building Details
Construction
all-brick
Tenancy
Multi
Listing Agency:
The Ligon Company
(803) 366-3535
Listed By:
Randy Ligon · License #183864
(803) 323-8146
Source:
Moodyscre
Added: Jul 26
Changed: Aug 8
Last Checked: Sep 1 at 5:15PM
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 The Ligon Company
Investment Insights
Based on property information with market context.
Freestanding all-brick commercial building offering approximately 7,246 SF of professional office space. The interior is configured with 26 private rooms, a large lobby and waiting area, six restrooms, and a break room, along with generous space for records and storage. The property includes a spacious, two-entry parking lot with 42 tenant and guest spaces.
Set on a 0.71± acre corner lot, the building features approximately 350 feet of road frontage along Ebenezer Road and Glenwood Drive. Zoned NO (Neighborhood Office), the layout is designed to support a range of professional uses, and the building is described as having previously operated as a medical office.
The property is currently described as a multi-tenant professional community and is positioned just off Herlong Avenue, with access to Piedmont Medical Center minutes away and I-77 less than 10 minutes.
Set on a 0.71± acre corner lot, the building features approximately 350 feet of road frontage along Ebenezer Road and Glenwood Drive. Zoned NO (Neighborhood Office), the layout is designed to support a range of professional uses, and the building is described as having previously operated as a medical office.
The property is currently described as a multi-tenant professional community and is positioned just off Herlong Avenue, with access to Piedmont Medical Center minutes away and I-77 less than 10 minutes.
Key Highlights
- Approximately 7,246 SF all‑brick, freestanding professional office building in Rock Hill
- 26 private rooms plus a large lobby and waiting area, along with a break room and records/storage space
- Six restrooms and a flexible interior layout formerly used as a medical office
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
$104,581
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
5.83%
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%
$2,091,620
$2.1M
Cap Rate 7%
$1,494,014
$1.5M
Cap Rate 9%
$1,162,011
$1.2M
Market Conditions
NOI Build-Up for 7,849 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
$148.8K $18.96/SF
− Vacancy
−$9.4K −$1.19/SF
EGI
$139.4K $17.77/SF
− OpEx
−$34.9K −$4.44/SF
NOI
$104.6K $13.32/SF
Area
York County, SC
Vacancy
6.30%
Lease Rate
$18.96 /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%
$2,091,620
Cap Rate 7%
$1,494,014
Cap Rate 9%
$1,162,011
Alternative Uses
Best Use
Office B
$1.49M
$1.31M – $1.74M
NOI $104,581 @ 7.0% cap · market cap 5.83%
Second Best
Healthcare Medical
$1.21M
$1.06M – $1.41M
NOI $84,467 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$1.85M
$1.62M – $2.15M
NOI $129,204 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,492
Businesses Nearby
Explore this area
Business Placement
Demographics for 29732, SC
59,417
Population
24,926
Households
2.4
Avg Household Size
41
Median Age
40%
College-Educated
95%
High-School Grad
52.8 sq mi
ZIP Area
1,125
Density / Sq Mi
$79,936
Median Household Income
$44,650
Median Earnings
$1,293
Median Rent
$301,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - All-brick building on a corner lot with 26 private rooms and a two-entry parking lot with 42 spaces.
Where is this office building located?
The property is located at 1601 Ebenezer Rd Rock Hill, SC.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Approximately 7,246 SF all‑brick, freestanding professional office building in Rock Hill; 26 private rooms plus a large lobby and waiting area, along with a break room and records/storage space; Six restrooms and a flexible interior layout formerly used as a medical office
