Retail Building with Highway
For Sale
Contact for pricing
1504 Fording Island Rd, Bluffton, SC 29910
Office and retail improvements offer direct access from both a major highway and Buckingham Plantation Drive.
Property Size4,521 SF
Price / SF$287.55
Days on Market392
Property Features for 1504 Fording Island Rd
General Information
Standard status
Active
Size
4,521 SF
Class
B
Property subtype
Office, Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$87,668
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Tenancy
Single
Building Size
4,521 SF
Listing Agency:
SVN | GASC Hilton Head Island
(843) 618-7191
Listed By:
Tom DeMint CCIM · License #SC 8142
Source:
Crexi
Added: Aug 4, 2025
Changed: Aug 29
Last Checked: Jul 21 at 3:41PM
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 SVN | GASC Hilton Head Island
Investment Insights
Based on property information with market context.
This 4,521-square-foot office and retail building provides a flexible commercial setting with frontage along Hwy 278. The property is suited to retail-oriented occupancy while incorporating office space within the existing improvement.
Access is available from both Buckingham Plantation Drive and Hwy 278. Traffic counts exceed 60,000 VPD, providing substantial daily exposure along the corridor. The property is located at 1504 Fording Island Rd in Bluffton, South Carolina.
Access is available from both Buckingham Plantation Drive and Hwy 278. Traffic counts exceed 60,000 VPD, providing substantial daily exposure along the corridor. The property is located at 1504 Fording Island Rd in Bluffton, South Carolina.
Key Highlights
- 4,521 SF office and retail building
- Frontage on Hwy 278
- Traffic counts exceed 60,000 VPD
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
$71,396
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
5.49%
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%
$1,427,920
$1.4M
Cap Rate 7%
$1,019,943
$1.0M
Cap Rate 9%
$793,289
$793.3K
Market Conditions
NOI Build-Up for 4,521 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
$108.5K $24.00/SF
− Vacancy
−$6.5K −$1.44/SF
EGI
$102.0K $22.56/SF
− OpEx
−$30.6K −$6.77/SF
NOI
$71.4K $15.79/SF
Area
Beaufort County, SC
Vacancy
6.00%
Lease Rate
$24.00 /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%
$1,427,920
Cap Rate 7%
$1,019,943
Cap Rate 9%
$793,289
Alternative Uses
Best Use
Retail
$1.02M
$892.5K – $1.19M
NOI $71,396 @ 7.0% cap · market cap 5.49%
Second Best
Office B
$889.3K
$778.2K – $1.04M
NOI $62,254 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,484 @ 7.0% cap · market cap 7.34%
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
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 29910, SC
49,140
Population
21,169
Households
2.3
Avg Household Size
41
Median Age
46%
College-Educated
95%
High-School Grad
104.4 sq mi
ZIP Area
471
Density / Sq Mi
$96,122
Median Household Income
$41,829
Median Earnings
$1,848
Median Rent
$420,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Office and retail improvements offer direct access from both a major highway and Buckingham Plantation Drive.
Where is this retail space located?
The property is located at 1504 Fording Island Rd Bluffton, SC.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 4,521 SF office and retail building; Frontage on Hwy 278; Traffic counts exceed 60,000 VPD
