Storefront
For Sale
$1,350,000
1385 Meadow Farm Road, Inman, SC 29349
Commercial building on a sizable tract with convenient access near Interstate 26 West.
Property Size7,500 SF
Lot Size2.75 Acres
Price / SF$180
Days on Market54
Property Features for 1385 Meadow Farm Road
General Information
Standard status
Active
Size
7,500 SF
Total Parking Spaces
51
Lot size
2.75 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,327
Building Details
Buildings
1
Listing Agency:
(864) 580-6030
Listed By:
Ott Group at Ponce Realty Group
(864) 580-6030
Source:
Ottgroupsells.idxbroker
Added: Jul 9
Changed: Aug 30
Last Checked: Aug 30 at 1:02PM
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 Ott Group at Ponce Realty Group
Investment Insights
Based on property information with market context.
This storefront property includes a 7,500-square-foot commercial building on 2.75 acres. The site provides a substantial land component alongside the existing improvement, with room identified for parking or future expansion.
Positioned just off Interstate 26 West, the property offers direct access to a major transportation corridor. The existing building and land are described for potential retail, office, warehouse, or mixed-use development, providing several commercial use directions within the stated property profile.
Positioned just off Interstate 26 West, the property offers direct access to a major transportation corridor. The existing building and land are described for potential retail, office, warehouse, or mixed-use development, providing several commercial use directions within the stated property profile.
Key Highlights
- 7,500‑square‑foot commercial building
- 2.75‑acre commercial property
- Located just off Interstate 26 West
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
$86,279
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
6.39%
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%
$1,725,580
$1.7M
Cap Rate 7%
$1,232,557
$1.2M
Cap Rate 9%
$958,656
$958.7K
Market Conditions
NOI Build-Up for 7,500 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
$135.0K $18.00/SF
− Vacancy
−$11.7K −$1.57/SF
EGI
$123.3K $16.43/SF
− OpEx
−$37.0K −$4.93/SF
NOI
$86.3K $11.50/SF
Area
Spartanburg County, SC
Vacancy
8.70%
Lease Rate
$18.00 /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%
$1,725,580
Cap Rate 7%
$1,232,557
Cap Rate 9%
$958,656
Alternative Uses
Best Use
Retail
$1.23M
$1.08M – $1.44M
NOI $86,279 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$5.82M
$5.09M – $6.79M
NOI $407,569 @ 7.0% cap · market cap 30.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
71k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Dining 12%
QuikTrip
Shops & Services
47,218 visits/mo
0.2 miles
Circle K
Shops & Services
11,760 visits/mo
0.2 miles
Waffle House
Dining
8,212 visits/mo
0.2 miles
BP
Shops & Services
3,375 visits/mo
0.3 miles
Demographics for 29349, SC
36,458
Population
15,118
Households
2.4
Avg Household Size
41
Median Age
22%
College-Educated
87%
High-School Grad
76.9 sq mi
ZIP Area
474
Density / Sq Mi
$74,363
Median Household Income
$42,604
Median Earnings
$917
Median Rent
$233,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building on a sizable tract with convenient access near Interstate 26 West.
Where is this storefront property located?
The property is located at 1385 Meadow Farm Road Inman, SC.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 7,500‑square‑foot commercial building; 2.75‑acre commercial property; Located just off Interstate 26 West
