Highway Commercial Land with
For Sale
$1,500,000
1443 Highway 17, Little River, SC 29566
COMMERCIAL/INDUSTRIAL, Little River, SC
Property Size7,486 SF
Lot Size1.65 Acres
Price / SF$200.37
Days on Market48
Property Features for 1443 Highway 17
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
HC
Subdivision
04B Little River Area--North of Hwy 9
Standard status
Active
Size
7,486 SF
Lot size
1.65 Acres
Building Details
Floors in Building
1
Number of units
21
Listing Agency:
NAI The Litchfield Company
(843) 979-6754
Listed By:
Abernethy & Jones Commercial Group · License #1033
(843) 241-2654
Added: Jul 20
Changed: Aug 19
Last Checked: Sep 5 at 12:06AM
MLS# 2618091
Copyright © 2026 Coastal Carolina Association of REALTORS®. 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 1.65-acre commercial land offering includes the former Lake Shore motel and an existing single-family residence occupied by the owners. The motel has been closed for a couple of years, and the property is offered as-is. Combined building area is listed at 7,486 square feet.
The site comprises two parcels with approximately 180 feet of frontage along Highway 17 in Little River. HC, or Highway Commercial, zoning remains grandfathered on the property, and an existing billboard ground lease provides annual income. A large pond borders the site and may be considered for stormwater management. An additional connected 3.30-acre tract is also available, creating an estimated 5-acre assemblage when combined.
The site comprises two parcels with approximately 180 feet of frontage along Highway 17 in Little River. HC, or Highway Commercial, zoning remains grandfathered on the property, and an existing billboard ground lease provides annual income. A large pond borders the site and may be considered for stormwater management. An additional connected 3.30-acre tract is also available, creating an estimated 5-acre assemblage when combined.
Key Highlights
- 1.65‑acre commercial land offering with approximately 180 feet of frontage along Highway 17
- Two parcels totaling a listed 7,486 square feet of building area
- Includes the former Lake Shore motel, closed for a couple of years
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
$48,004
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
3.20%
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%
$960,080
$960.1K
Cap Rate 7%
$685,771
$685.8K
Cap Rate 9%
$533,378
$533.4K
Market Conditions
NOI Build-Up for 7,486 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
$112.3K $15.00/SF
− Vacancy
−$11.2K −$1.50/SF
EGI
$101.1K $13.50/SF
− OpEx
−$53.1K −$7.09/SF
NOI
$48.0K $6.41/SF
Area
Horry County, SC
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$960,080
Cap Rate 7%
$685,771
Cap Rate 9%
$533,378
Alternative Uses
Best Use
Hotel Hospitality
$685.8K
$600.1K – $800.1K
NOI $48,004 @ 7.0% cap · market cap 3.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,808 @ 7.0% cap · market cap 8.85%
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
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 29566, SC
21,792
Population
13,437
Households
1.6
Avg Household Size
58
Median Age
25%
College-Educated
92%
High-School Grad
32.4 sq mi
ZIP Area
673
Density / Sq Mi
$63,358
Median Household Income
$36,579
Median Earnings
$1,488
Median Rent
$275,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Grandfathered HC zoning covers a two-parcel site with existing structures and Highway 17 frontage.
Where is this commercial land located?
The property is located at 1443 Highway 17 Little River, SC.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 1.65‑acre commercial land offering with approximately 180 feet of frontage along Highway 17; Two parcels totaling a listed 7,486 square feet of building area; Includes the former Lake Shore motel, closed for a couple of years
