Listing Agency: C/B McMillan and Assoc. · Coldwell Banker Real Estate j**@cbflorence.com Show Phone

Listed By: Dottie O'Neal · License #16913 Show Phone

Added: Jun 3 Changed: Aug 19 Last Checked: Sep 3 at 5:06PM

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MLS# 20241317

Copyright © 2026 Pee Dee Realtor Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This 158.59-acre recreation property combines approximately 20 cleared acres with wooded areas, established pathways, wildlife habitat, and a stocked pond of approximately 1 acre. The pond contains brim and bass and includes a concrete dock.

Improvements include a 50-by-120-foot metal warehouse with a metal roof, a 6-inch concrete slab, a 16-by-50-foot finished rear room, and a 20-by-10.5-foot roll-up door. A lean-to shelter is attached to the warehouse, and a separate covered shelter is also on the property. County water extends to the warehouse, with electrical service provided by Duke Energy. No septic tanks have been installed.

Key Highlights

• 158.59‑acre recreation property with approximately 20 cleared acres
• Approximately 1‑acre stocked pond with brim, bass, and a concrete dock
• 50‑by‑120‑foot metal warehouse on a 6‑inch concrete slab

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

$38,149

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

3.32%

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%

$762,980 $763.0K

Cap Rate 7%

$544,986 $545.0K

Cap Rate 9%

$423,878 $423.9K

Market Conditions

NOI Build-Up for 6,000 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

$46.8K $7.80/SF

− Vacancy

−$1.9K −$0.32/SF

EGI

$44.9K $7.48/SF

− OpEx

−$6.7K −$1.12/SF

NOI

$38.1K $6.36/SF

Area

Florence County, SC

Vacancy

4.10%

Lease Rate

$7.80 /SF/Yr

Expense Ratio

15.00%

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%

$762,980

Cap Rate 7%

$544,986

Cap Rate 9%

$423,878

Alternative Uses

Best Use

Warehouse

$545.0K

$476.9K – $635.8K (±1% cap)

NOI $38,149 @ 7.0% cap · market cap 3.32%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$884.6K

$774.0K – $1.03M (±1% cap)

NOI $61,920 @ 7.0% cap · market cap 5.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Recreation land

Suggested Use

Top Pick Pharmacy Pet Store Pet Store & Service Cosmetic Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 29541, SC

9,357

Population

4,401

Households

2.1

Avg Household Size

42

Median Age

18%

College-Educated

84%

High-School Grad

79.8 sq mi

ZIP Area

117

Density / Sq Mi

$53,390

Median Household Income

$39,048

Median Earnings

$963

Median Rent

$156,100

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this recreation land located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Recreation land - Expansive recreational tract with cleared ground, a stocked pond, utility service, and substantial covered improvements.

Where is this recreation land located?

The property is located at 1315 Hill Harrell Road Effingham, SC.

What is the asking price?

The asking price for this property is $1,149,000.

What are key features of this property?

This property features: 158.59‑acre recreation property with approximately 20 cleared acres; Approximately 1‑acre stocked pond with brim, bass, and a concrete dock; 50‑by‑120‑foot metal warehouse on a 6‑inch concrete slab