Four-Bedroom Duplex with
For Sale
$469,900
141 Sandifer Road, Spartanburg, SC 29303
Two-story layouts place each primary bedroom on the main floor, with three additional bedrooms upstairs.
Property Size3,000 SF
Days on Market9
Property Features for 141 Sandifer Road
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
Acres: 0.9, Area: 39204, Square Feet: 39204
Roof: Architectural
Sewer: Septic Tank
Tax Annual Amount: $663
Garage Included
Cooling Included, Cooling: Central Forced, Electric
Heating Included, Heating: Electric, Heat Pump
Contract Status Change Date: 2026-08-04, Listing Terms: Owner May Carry, Standard Status: Active
Open Parking, Parking Features: Garage, Paved
Elementary School: Shoally Creek, Middle Or Junior School: Other, High School: Boiling Springs
8 total bedrooms
Building Area Total: 3000, Built in 2024, Construction Materials: Vinyl Siding, Levels: Two, Stories: 2
City: Spartanburg, County Or Parish: Spartanburg, MLS Area Major: 015, Postal Code: 29303, State Or Province: SC, Subdivision Name: None
Number Of Units Total: 2, Parcel Number: 24500020.10, Property Condition: 1-5, Property Sub Type: Duplex
4 full bathrooms, 2 half bathrooms, 6 total bathrooms
Water Source: Public
Foundation Details: Slab
Patio And Porch Features: Unit 1: Porch-Front, Unit 2: Porch-Front
Appliances: Electric Water Heater
Building Details
Building Size
3,000 SF
Year Built
2024
Listing Agency:
Coldwell Banker Caine Real Est
(864) 237-7291
Listed By:
Lindsay P Blanton
(864) 237-7291
Source:
Blackstreaminternational
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 12 at 6:59AM
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 Coldwell Banker Caine Real Est
Investment Insights
Based on property information with market context.
This duplex provides four bedrooms in each unit, with the primary bedroom on the main floor and three additional bedrooms upstairs. Both residences have double garages, and the property includes ample parking. Built in 2024, the duplex occupies almost 1 acre at 141 Sandifer Road in Spartanburg, South Carolina.
Key Highlights
- 4 bedrooms in each unit
- Double garages for both units
- Primary bedroom on the main level
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
$26,813
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
5.71%
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%
$536,260
$536.3K
Cap Rate 7%
$383,043
$383.0K
Cap Rate 9%
$297,922
$297.9K
Market Conditions
NOI Build-Up for 3,000 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
$40.3K $13.44/SF
− Vacancy
−$2.0K −$0.67/SF
EGI
$38.3K $12.77/SF
− OpEx
−$11.5K −$3.83/SF
NOI
$26.8K $8.94/SF
Area
Spartanburg County, SC
Vacancy
5.00%
Lease Rate
$13.44 /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%
$536,260
Cap Rate 7%
$383,043
Cap Rate 9%
$297,922
Alternative Uses
Best Use
Multifamily LT 5
$383.0K
$335.2K – $446.9K
NOI $26,813 @ 7.0% cap · market cap 5.71%
Second Best
Apartment 5plus
$352.8K
$308.7K – $411.7K
NOI $24,699 @ 7.0% cap · market cap 5.26%
Theoretical Best
Warehouse
$2.33M
$2.04M – $2.72M
NOI $163,028 @ 7.0% cap · market cap 34.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 29303, SC
26,793
Population
10,891
Households
2.5
Avg Household Size
33
Median Age
12%
College-Educated
76%
High-School Grad
32.4 sq mi
ZIP Area
827
Density / Sq Mi
$45,713
Median Household Income
$24,506
Median Earnings
$968
Median Rent
$143,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story layouts place each primary bedroom on the main floor, with three additional bedrooms upstairs.
Where is this duplex located?
The property is located at 141 Sandifer Road Spartanburg, SC.
What is the asking price?
The asking price for this property is $469,900.
What are key features of this property?
This property features: 4 bedrooms in each unit; Double garages for both units; Primary bedroom on the main level
