Light Industrial
For Sale
Contact for pricing
154 Lawson Street, Florence, SC 29501
Light industrial zoning, water and sewer access, and drive-in loading support warehouse operations.
Property Size7,500 SF
Price / SF$76.67
Days on Market135
Property Features for 154 Lawson Street
General Information
Standard status
Active
Size
7,500 SF
Property subtype
Industrial
Building Details
Buildings
1
Listing Agency:
Palmetto Commercial
Listed By:
David Tedder · License #SC 47763
(843) 667-4999
Source:
Crexi
Added: Apr 22
Changed: Aug 31
Last Checked: Sep 2 at 8:50AM
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 Palmetto Commercial
Investment Insights
Based on property information with market context.
This ±7,500 SF warehouse occupies a ±1.52-acre site in Florence and carries Light Industrial zoning. The property includes two drive-in doors, a covered outdoor storage rack, and a lot enclosed by fencing with gated entry. Water and sewer access are available, supporting the site’s existing commercial use.
The property is located at 154 Lawson Street, less than one mile from Downtown Florence. Its position within the city provides access to surrounding commercial and industrial areas, while the secured outdoor area adds functional storage capacity beyond the building itself.
The property is located at 154 Lawson Street, less than one mile from Downtown Florence. Its position within the city provides access to surrounding commercial and industrial areas, while the secured outdoor area adds functional storage capacity beyond the building itself.
Key Highlights
- ±7,500 SF warehouse on a ±1.52‑acre lot
- Light Industrial zoning in the City of Florence
- Two drive‑in doors for warehouse access
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
$47,686
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
8.29%
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%
$953,720
$953.7K
Cap Rate 7%
$681,229
$681.2K
Cap Rate 9%
$529,844
$529.8K
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
$58.5K $7.80/SF
− Vacancy
−$2.4K −$0.32/SF
EGI
$56.1K $7.48/SF
− OpEx
−$8.4K −$1.12/SF
NOI
$47.7K $6.36/SF
Area
Florence County, SC
Vacancy
4.10%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
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%
$953,720
Cap Rate 7%
$681,229
Cap Rate 9%
$529,844
Alternative Uses
Best Use
Warehouse
$681.2K
$596.1K – $794.8K
NOI $47,686 @ 7.0% cap · market cap 8.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$967.5K – $1.29M
NOI $77,400 @ 7.0% cap · market cap 13.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,310
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29501, SC
46,528
Population
20,713
Households
2.2
Avg Household Size
40
Median Age
33%
College-Educated
93%
High-School Grad
52.4 sq mi
ZIP Area
888
Density / Sq Mi
$70,618
Median Household Income
$46,246
Median Earnings
$995
Median Rent
$220,800
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.
Similar Off Market Nearby
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- Reddy Ice — 200 State Rd S-21-174, Florence, SC 29501
- International Fibre Resources — 155 W Darlington St, Florence, SC 29501
- U-Haul Climate Controlled Self-Storage — Florence, SC 29501
Frequently Asked Questions
What type of property is this?
Warehouse - Light industrial zoning, water and sewer access, and drive-in loading support warehouse operations.
Where is this warehouse located?
The property is located at 154 Lawson Street Florence, SC.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: ±7,500 SF warehouse on a ±1.52‑acre lot; Light Industrial zoning in the City of Florence; Two drive‑in doors for warehouse access
