New Mixed-Use
For Sale
$1,590,000
134 Professional Ln, Pawleys Island, SC 29585
Four-unit property combines commercial suites with residential space and General Commercial zoning for flexible ownership or occupancy options.
Property Size4,584 SF
Price / SF$346.86
Days on Market13
Property Features for 134 Professional Ln
General Information
Standard status
Active
Size
4,584 SF
Zoning
General Commercial
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Buildings
1
Listing Agency:
NAI The Litchfield Company
(843) 979-6754
Listed By:
Abernethy & Jones Commercial Group · License #1033
(843) 979-6754
Source:
Exprealty
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 28 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 NAI The Litchfield Company
Investment Insights
Based on property information with market context.
This new-construction mixed-use property totals 4,584 SF and includes four 1,146 SF units. Two commercial spaces occupy the ground floor and are planned for delivery in vanilla-box condition, allowing customization for professional, retail, service, or other commercial uses. Two three-bedroom, two-bath residential units are located above and feature modern layouts and finishes. The building is nearing completion.
General Commercial zoning supports a broad range of potential uses. Short-term rentals are permitted, adding flexibility for residential leasing, owner or employee accommodations, or a live-work configuration. Positioned along Professional Drive in Pawleys Island, the property is surrounded by established professional offices. Bistro 217, Rustic Table, and The Pawleys Island Tavern are within walking distance, with the beach and other area amenities accessible by golf cart.
General Commercial zoning supports a broad range of potential uses. Short-term rentals are permitted, adding flexibility for residential leasing, owner or employee accommodations, or a live-work configuration. Positioned along Professional Drive in Pawleys Island, the property is surrounded by established professional offices. Bistro 217, Rustic Table, and The Pawleys Island Tavern are within walking distance, with the beach and other area amenities accessible by golf cart.
Key Highlights
- 4,584 SF mixed‑use building with four 1,146 SF units
- Two ground‑floor commercial spaces delivered in vanilla‑box condition
- Two upper‑level 3‑bedroom, 2‑bath residential units
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
$64,359
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
4.05%
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%
$1,287,180
$1.3M
Cap Rate 7%
$919,414
$919.4K
Cap Rate 9%
$715,100
$715.1K
Market Conditions
NOI Build-Up for 4,584 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
$110.0K $24.00/SF
− Vacancy
−$24.2K −$5.28/SF
EGI
$85.8K $18.72/SF
− OpEx
−$21.5K −$4.68/SF
NOI
$64.4K $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%
$1,287,180
Cap Rate 7%
$919,414
Cap Rate 9%
$715,100
Alternative Uses
Best Use
Office B
$919.4K
$804.5K – $1.07M
NOI $64,359 @ 7.0% cap · market cap 4.05%
Second Best
Retail
$783.9K
$685.9K – $914.5K
NOI $54,870 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,013 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Explore this area
Business Placement
Demographics for 29585, SC
16,574
Population
12,061
Households
1.4
Avg Household Size
60
Median Age
50%
College-Educated
96%
High-School Grad
61.8 sq mi
ZIP Area
268
Density / Sq Mi
$83,077
Median Household Income
$42,237
Median Earnings
$1,599
Median Rent
$423,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Four-unit property combines commercial suites with residential space and General Commercial zoning for flexible ownership or occupancy options.
Where is this mixed-use property located?
The property is located at 134 Professional Ln Pawleys Island, SC.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: 4,584 SF mixed‑use building with four 1,146 SF units; Two ground‑floor commercial spaces delivered in vanilla‑box condition; Two upper‑level 3‑bedroom, 2‑bath residential units
