Downtown Orangeburg Development
For Sale
Contact for pricing
1505 Broughton Street, Orangeburg, SC 29115
4.96 acres in the heart of Downtown Orangeburg.
Property Size22,939 SF
Lot Size4.96 Acres
Price / SF$82.83
Days on Market706
Property Features for 1505 Broughton Street
General Information
Standard status
Active
Size
22,939 SF
Lot size
4.96 Acres
Property subtype
Land
Listing Agency:
Crosby Land Company, Inc.
Listed By:
Todd Crosby
Source:
Crexi
Added: Sep 24, 2024
Changed: Aug 23
Last Checked: Aug 29 at 10:56PM
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 Crosby Land Company, Inc.
Investment Insights
Based on property information with market context.
Located in Downtown Orangeburg, this 4.96-acre property is zoned B-1 general business district, making it suitable for retail or residential development. The site includes a 22,939-square-foot building designed to accommodate up to eight storefronts, offering flexible space for various tenants. A 4,000-square-foot warehouse at the rear of the property provides storage or additional commercial use options. The property features water, sewer, and three-phase power. With over 1,750 feet of road frontage and accessibility from all four sides, and convenient access from Broughton Street, the property is strategically located for commercial ventures.
Key Highlights
- Prime 4.96‑acre site in Downtown Orangeburg, zoned B‑1 for retail or residential development.
- 22,939 sq ft building with up to eight storefronts, offering flexible tenant space.
- Excellent accessibility from all four sides with over 1750 feet of road frontage.
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
$135,652
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
7.14%
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%
$2,713,040
$2.7M
Cap Rate 7%
$1,937,886
$1.9M
Cap Rate 9%
$1,507,244
$1.5M
Market Conditions
NOI Build-Up for 22,939 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
$220.2K $9.60/SF
− Vacancy
−$26.4K −$1.15/SF
EGI
$193.8K $8.45/SF
− OpEx
−$58.1K −$2.53/SF
NOI
$135.7K $5.91/SF
Area
Orangeburg County, SC
Vacancy
12.00%
Lease Rate
$9.60 /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%
$2,713,040
Cap Rate 7%
$1,937,886
Cap Rate 9%
$1,507,244
Alternative Uses
Best Use
Retail
$1.94M
$1.70M – $2.26M
NOI $135,652 @ 7.0% cap · market cap 7.14%
Second Best
Warehouse
$1.84M
$1.61M – $2.14M
NOI $128,454 @ 7.0% cap · market cap 6.76%
Theoretical Best
Specialty Retail
$3.32M
$2.91M – $3.88M
NOI $232,629 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
725
Businesses Nearby
Explore this area
Business Placement
Demographics for 29115, SC
28,207
Population
14,058
Households
2
Avg Household Size
37
Median Age
19%
College-Educated
78%
High-School Grad
124.6 sq mi
ZIP Area
226
Density / Sq Mi
$34,174
Median Household Income
$26,854
Median Earnings
$779
Median Rent
$95,600
Median Home Value
Market
Vacancy Rate% for Industrial in South region
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 - 4.96 acres in the heart of Downtown Orangeburg.
Where is this commercial land located?
The property is located at 1505 Broughton Street Orangeburg, SC.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Prime 4.96‑acre site in Downtown Orangeburg, zoned B‑1 for retail or residential development.; 22,939 sq ft building with up to eight storefronts, offering flexible tenant space.; Excellent accessibility from all four sides with over 1750 feet of road frontage.
