Riverfront Mixed-Use
For Sale
$3,500,000
829 Front St., Georgetown, SC 29440
Retail, office, and residential components include river views and deep-water boat slips.
Property Size13,950 SF
Price / SF$250.90
Days on Market26
Property Features for 829 Front St.
General Information
Standard status
Active
Size
13,950 SF
Property subtype
Commercial
Zoning
Commercial
Amenities
private porches
sun-drenched balconies
shaded decks
deep-water boat slips
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
The Litchfield Company Real Estate Gtwn
(843) 712-2721
Listed By:
Chuck Richardson III () · License #24380
Source:
Beachandforestrealty
Added: Aug 2
Changed: Aug 23
Last Checked: Aug 26 at 9:04AM
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 Litchfield Company Real Estate Gtwn
Investment Insights
Based on property information with market context.
Located at 829 Front Street in Georgetown, this approximately 13,950-square-foot mixed-use property combines retail storefronts, professional office suites, and waterfront apartments. The building includes private porches, balconies, and shaded decks, with panoramic views across the Sampit River.
Deep-water boat slips provide access toward Winyah Bay, the Intracoastal Waterway, and the Atlantic Ocean. The property fronts the Harborwalk, placing it near downtown art galleries, boutiques, and waterfront restaurants. Its setting also supports proximity to Georgetown events, including the Wooden Boat Show and Blue Marlin Tournament.
Deep-water boat slips provide access toward Winyah Bay, the Intracoastal Waterway, and the Atlantic Ocean. The property fronts the Harborwalk, placing it near downtown art galleries, boutiques, and waterfront restaurants. Its setting also supports proximity to Georgetown events, including the Wooden Boat Show and Blue Marlin Tournament.
Key Highlights
- Approximately 13,950 square feet of mixed‑use interior space
- Retail storefronts, professional office suites, and waterfront apartments
- Panoramic views of the Sampit River
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
$195,858
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
5.60%
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%
$3,917,160
$3.9M
Cap Rate 7%
$2,797,971
$2.8M
Cap Rate 9%
$2,176,200
$2.2M
Market Conditions
NOI Build-Up for 13,950 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
$334.8K $24.00/SF
− Vacancy
−$73.7K −$5.28/SF
EGI
$261.1K $18.72/SF
− OpEx
−$65.3K −$4.68/SF
NOI
$195.9K $14.04/SF
Area
Georgetown County, SC
Vacancy
22.00%
Lease Rate
$24.00 /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%
$3,917,160
Cap Rate 7%
$2,797,971
Cap Rate 9%
$2,176,200
Alternative Uses
Best Use
Office B
$2.80M
$2.45M – $3.26M
NOI $195,858 @ 7.0% cap · market cap 5.60%
Second Best
Retail
$2.39M
$2.09M – $2.78M
NOI $166,982 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$3.83M
$3.35M – $4.46M
NOI $267,840 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Explore this area
Business Placement
Demographics for 29440, SC
27,451
Population
13,845
Households
2
Avg Household Size
46
Median Age
23%
College-Educated
89%
High-School Grad
523.1 sq mi
ZIP Area
52
Density / Sq Mi
$54,926
Median Household Income
$33,636
Median Earnings
$912
Median Rent
$160,400
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?
Mixed-use property - Retail, office, and residential components include river views and deep-water boat slips.
Where is this mixed-use property located?
The property is located at 829 Front St. Georgetown, SC.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Approximately 13,950 square feet of mixed‑use interior space; Retail storefronts, professional office suites, and waterfront apartments; Panoramic views of the Sampit River
