Retail Space with Concrete
For Sale
$1,350,000
1385 Meadow Farm Road, Inman, SC 29349
COMMERCIAL - Inman, SC
Property Size7,500 SF
Lot Size2.75 Acres
Price / SF$180
Days on Market327
Property Features for 1385 Meadow Farm Road
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
General Business District
Directions
I-26 West to exit 15 onto frontage road. Property is about 150 feet on right.
Subdivision
Inman
Standard status
Active
Size
7,500 SF
Lot size
2.75 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4327
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Flooring type
Concrete
Listing Agency:
BHHS C Dan Joyner - Sptbg
(864) 622-1234
Listed By:
Teresa Watson · License #139307
(864) 978-1393
Added: Sep 17, 2025
Changed: Aug 4
Last Checked: Aug 9 at 11:06AM
MLS# 336735
Copyright © 2026 Spartanburg Association of REALTORS, Inc. 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 retail property includes a 7,500-square-foot building on 2.75 acres at 1385 Meadow Farm Road in Inman, South Carolina. The building has concrete flooring, central air conditioning, and heat pump heating, with public water service supporting the property.
The site is positioned just off Interstate 26 West and carries an Inman, SC 29349 address in Spartanburg County. Its combination of building area, acreage, and interstate proximity provides a straightforward commercial property profile for retail-oriented use.
The site is positioned just off Interstate 26 West and carries an Inman, SC 29349 address in Spartanburg County. Its combination of building area, acreage, and interstate proximity provides a straightforward commercial property profile for retail-oriented use.
Key Highlights
- 7,500‑square‑foot building on 2.75 acres
- Just off Interstate 26 West
- Concrete flooring throughout the building
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
Warehouse
$5.82M
$5.09M – $6.79M
NOI $407,569 @ 7.0% cap · market cap 30.19%
Second Best
Retail
$1.23M
$1.08M – $1.44M
NOI $86,279 @ 7.0% cap · market cap 6.39%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial building with concrete flooring, central air, heat pump heating, and public water service.
Where is this retail space 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 building on 2.75 acres; Just off Interstate 26 West; Concrete flooring throughout the building
