Office and Warehouse Flex
For Sale
Contact for pricing
1686 Doves Rd, Fort Mill, SC 29708
Flex building includes office space plus a warehouse with three drive-in doors, on 8.19 acres zoned PD.
Property Size5,000 SF
Lot Size8.19 Acres
Price / SF$260
Days on Market195
Property Features for 1686 Doves Rd
General Information
Standard status
Active
Size
5,000 SF
Lot size
8.19 Acres
Property subtype
LAND
Zoning
PD
Additional Details
Highway Access
Yes
Drive-In Doors
3
Listing Agency:
The Tuttle Company
(803) 366-1158
Listed By:
Debbie Weatherby · License #71104
(704) 408-8701
Source:
Moodyscre
Added: Mar 2
Changed: Sep 12
Last Checked: Sep 12 at 9:54AM
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 Tuttle Company
Investment Insights
Based on property information with market context.
This flex-style property offers a total building area of 15,000 SF, including 2,240 SF of office space and 2,760 SF of warehouse space. The warehouse includes three drive-in doors. The site also features landscaping and nursery exclusive use.
The property sits on 8.19 acres and is zoned PD. It is positioned to serve the Greater Rock Hill and York County market, and is approximately 0.2 miles from I-77, Exit 83 (Sutton Road). A business is available for sale separately.
The property sits on 8.19 acres and is zoned PD. It is positioned to serve the Greater Rock Hill and York County market, and is approximately 0.2 miles from I-77, Exit 83 (Sutton Road). A business is available for sale separately.
Key Highlights
- 8.19‑acre property zoned PD
- 5,000 SF total building area: 2,240 SF office and 2,760 SF warehouse
- Warehouse includes 3 drive‑in doors
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
$66,621
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
5.12%
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%
$1,332,420
$1.3M
Cap Rate 7%
$951,729
$951.7K
Cap Rate 9%
$740,233
$740.2K
Market Conditions
NOI Build-Up for 5,000 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
$94.8K $18.96/SF
− Vacancy
−$6.0K −$1.19/SF
EGI
$88.8K $17.77/SF
− OpEx
−$22.2K −$4.44/SF
NOI
$66.6K $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%
$1,332,420
Cap Rate 7%
$951,729
Cap Rate 9%
$740,233
Alternative Uses
Best Use
Office B
$951.7K
$832.8K – $1.11M
NOI $66,621 @ 7.0% cap · market cap 5.12%
Second Best
Flex RnD
$832.7K
$728.6K – $971.5K
NOI $58,291 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,306 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29708, SC
40,227
Population
16,296
Households
2.5
Avg Household Size
38
Median Age
60%
College-Educated
97%
High-School Grad
19.0 sq mi
ZIP Area
2,117
Density / Sq Mi
$129,304
Median Household Income
$65,927
Median Earnings
$1,588
Median Rent
$479,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Flex building includes office space plus a warehouse with three drive-in doors, on 8.19 acres zoned PD.
Where is this flex space located?
The property is located at 1686 Doves Rd Fort Mill, 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: 8.19‑acre property zoned PD; 5,000 SF total building area: 2,240 SF office and 2,760 SF warehouse; Warehouse includes 3 drive‑in doors
