Freestanding Office Building in Rock
For Sale
$1,795,000
Pending
1601 Ebenezer Road, Rock Hill, SC 29732
7,246 SF commercial building in high-traffic Rock Hill corridor.
Property Size7,246 SF
Days on Market389
Property Features for 1601 Ebenezer Road
General Information
Standard status
Pending
Size
7,246 SF
Property subtype
Commercial
Amenities
Central air
Corner Lot
Central Air Cooling
Handicap Parking
Laminate Flooring
Level
Parking Lot
Tile Flooring
Building Details
Year Built
1973
Listing Agency:
THE LIGON COMPANY
(803) 366-3535
Listed By:
RANDY LIGON · License #183864
Source:
Corcoran
Added: Jul 31, 2025
Changed: Aug 8
Last Checked: Jul 23 at 9:25AM
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 THE LIGON COMPANY
Investment Insights
Based on property information with market context.
This freestanding, all-brick commercial building offers approximately 7,246 square feet of professional office space. It is situated in an established, high-traffic area of Rock Hill, located just off Herlong Avenue, minutes from Piedmont Medical Center, and less than 10 minutes from I-77. The property occupies a 0.71-acre corner lot with approximately 350 feet of frontage along Ebenezer Road and Glenwood Drive. The two-entry lot provides 42 parking spaces. Formerly a medical office, the building currently operates as a multi-tenant space serving beauty, wellness, and medical providers. The interior includes 26 private rooms, a large lobby and waiting area, six restrooms, a break room, and ample storage. Zoned NO (Neighborhood Office), the layout supports healthcare, salon suites, or general office use. The property is surrounded by service-based businesses, offering excellent visibility and access.
Key Highlights
- Prime location in a high‑traffic area of Rock Hill, minutes from Piedmont Medical Center and I‑77.
- 7,246± SF freestanding, all‑brick commercial building.**
- Income‑producing property with multi‑tenant occupancy, offering a strong investment opportunity.
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
$96,547
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
5.38%
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%
$1,930,940
$1.9M
Cap Rate 7%
$1,379,243
$1.4M
Cap Rate 9%
$1,072,744
$1.1M
Market Conditions
NOI Build-Up for 7,246 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
$137.4K $18.96/SF
− Vacancy
−$8.7K −$1.19/SF
EGI
$128.7K $17.77/SF
− OpEx
−$32.2K −$4.44/SF
NOI
$96.5K $13.32/SF
Area
York County, SC
Vacancy
6.30%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$1,930,940
Cap Rate 7%
$1,379,243
Cap Rate 9%
$1,072,744
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,547 @ 7.0% cap · market cap 5.38%
Second Best
Healthcare Medical
$1.11M
$974.7K – $1.30M
NOI $77,978 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,278 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,492
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29732, SC
59,417
Population
24,926
Households
2.4
Avg Household Size
41
Median Age
40%
College-Educated
95%
High-School Grad
52.8 sq mi
ZIP Area
1,125
Density / Sq Mi
$79,936
Median Household Income
$44,650
Median Earnings
$1,293
Median Rent
$301,300
Median Home Value
Market
Vacancy Rate% for Office 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?
Medical Office Space - 7,246 SF commercial building in high-traffic Rock Hill corridor.
Where is this medical office space located?
The property is located at 1601 Ebenezer Road Rock Hill, SC.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Prime location in a high‑traffic area of Rock Hill, minutes from Piedmont Medical Center and I‑77.; 7,246± SF freestanding, all‑brick commercial building.**; Income‑producing property with multi‑tenant occupancy, offering a strong investment opportunity.
