Three-Bedroom Duplex with
For Sale
$319,000
174-176 McBeth Road, Cowpens, SC 29330
Two occupied residences offer rental flexibility, outdoor living areas, and private driveway access.
Property Size2,184 SF
Price / SF$146.06
Days on Market315
Property Features for 174-176 McBeth Road
General Information
Standard status
Active
Size
2,184 SF
Property subtype
Multi-Family / Duplex
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,955
Amenities
Electric
Electric, Heat Pump
Electric, Heat Punp
Architectural
1
Private
Brick Veneer – Partial, Vinyl Siding
Building Details
Year Built
2003
Buildings
1
Tenancy
Multi
Listing Agency:
KW Realty Community Partners
Listed By:
Ansel Taylor
Source:
Compass
Added: Oct 20, 2025
Changed: Aug 29
Last Checked: Aug 29 at 10:14PM
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 KW Realty Community Partners
Investment Insights
Based on property information with market context.
Built in 2003, this duplex contains two matching residences, each with 3 bedrooms, 2 full bathrooms, approximately 1092 sqft of finished area, a covered front porch, a deck, an outdoor living area, and an unfinished storage room. Combined, the building provides 6 bedrooms, 4 full bathrooms, approximately 2184 sqft of finished living area, and approximately 2580 sqft in total. Brick veneer and vinyl siding form the exterior, while electric service and heat pumps support the units. A large paved driveway serves the property.
Both residences are occupied under month-to-month agreements. The property is located at 174-176 McBeth Road in Cowpens, with access to Interstates 85 and 26 and a position between Greenville-Spartanburg and Charlotte. Advance notice is required for tours, and the property does not have an MLS lock box.
Both residences are occupied under month-to-month agreements. The property is located at 174-176 McBeth Road in Cowpens, with access to Interstates 85 and 26 and a position between Greenville-Spartanburg and Charlotte. Advance notice is required for tours, and the property does not have an MLS lock box.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 full bathrooms
- Each unit has approximately 1092 sqft finished area
- Building includes approximately 2184 sqft total finished living area and approximately 2580 sqft overall
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
$19,520
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
6.12%
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%
$390,400
$390.4K
Cap Rate 7%
$278,857
$278.9K
Cap Rate 9%
$216,889
$216.9K
Market Conditions
NOI Build-Up for 2,184 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
$29.4K $13.44/SF
− Vacancy
−$1.5K −$0.67/SF
EGI
$27.9K $12.77/SF
− OpEx
−$8.4K −$3.83/SF
NOI
$19.5K $8.94/SF
Area
Spartanburg County, SC
Vacancy
5.00%
Lease Rate
$13.44 /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%
$390,400
Cap Rate 7%
$278,857
Cap Rate 9%
$216,889
Alternative Uses
Best Use
Multifamily LT 5
$278.9K
$244.0K – $325.3K
NOI $19,520 @ 7.0% cap · market cap 6.12%
Second Best
Apartment 5plus
$256.9K
$224.8K – $299.7K
NOI $17,981 @ 7.0% cap · market cap 5.64%
Theoretical Best
Warehouse
$1.70M
$1.48M – $1.98M
NOI $118,684 @ 7.0% cap · market cap 37.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
39
Businesses Nearby
Explore this area
Business Placement
Demographics for 29330, SC
8,302
Population
3,852
Households
2.2
Avg Household Size
41
Median Age
17%
College-Educated
80%
High-School Grad
35.8 sq mi
ZIP Area
232
Density / Sq Mi
$47,025
Median Household Income
$36,082
Median Earnings
$842
Median Rent
$145,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied residences offer rental flexibility, outdoor living areas, and private driveway access.
Where is this duplex located?
The property is located at 174-176 McBeth Road Cowpens, SC.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 full bathrooms; Each unit has approximately 1092 sqft finished area; Building includes approximately 2184 sqft total finished living area and approximately 2580 sqft overall
