2-Story Brick
For Sale
Contact for pricing
18 Gandy Avenue, Taylors, SC 29687
Fully occupied residential income property with four two-bedroom units and R-MA zoning.
Property Size3,240 SF
Lot Size0.28 Acres
Price / SF$154.01
Days on Market74
Property Features for 18 Gandy Avenue
General Information
Standard status
Active
Size
3,240 SF
Lot size
0.28 Acres
Property subtype
Multifamily
Zoning
R-MA
Occupancy
100%
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Building Details
Year Built
1980
Buildings
1
Stories
2
Units
4
Tenancy
Multi
Construction
brick
Listing Agency:
Berkshire Hathaway HomeServices C. Dan Joyner, REALTORS Greenville
Listed By:
Hope Tz Schmalzl, CCIM · License #SC 25637
Source:
Crexi
Added: Jun 19
Changed: Aug 30
Last Checked: Aug 31 at 6:00AM
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 Berkshire Hathaway HomeServices C. Dan Joyner, REALTORS Greenville
Investment Insights
Based on property information with market context.
This 2-story brick quadplex contains 3,240 square feet across four 810-square-foot units. Each residence includes two bedrooms and 1.5 baths, creating a consistent unit layout throughout the property. Built in 1980, the building is fully occupied.
The property encompasses .28 acres and carries R-MA zoning in Greenville County. Its four-unit configuration provides a straightforward multifamily format for residential income use.
The property encompasses .28 acres and carries R-MA zoning in Greenville County. Its four-unit configuration provides a straightforward multifamily format for residential income use.
Key Highlights
- Four‑unit quadplex totaling 3,240 square feet
- Each unit measures 810 square feet with 2 bedrooms and 1.5 baths
- Fully occupied residential income property
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
$32,920
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
6.60%
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%
$658,400
$658.4K
Cap Rate 7%
$470,286
$470.3K
Cap Rate 9%
$365,778
$365.8K
Market Conditions
NOI Build-Up for 3,240 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
$49.8K $15.36/SF
− Vacancy
−$2.7K −$0.84/SF
EGI
$47.0K $14.52/SF
− OpEx
−$14.1K −$4.35/SF
NOI
$32.9K $10.16/SF
Area
Greenville County, SC
Vacancy
5.50%
Lease Rate
$15.36 /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%
$658,400
Cap Rate 7%
$470,286
Cap Rate 9%
$365,778
Alternative Uses
Best Use
Multifamily LT 5
$470.3K
$411.5K – $548.7K
NOI $32,920 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$420.8K
$368.2K – $490.9K
NOI $29,456 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$1.38M
$1.21M – $1.62M
NOI $96,903 @ 7.0% cap · market cap 19.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
297
Businesses Nearby
Explore this area
Business Placement
Demographics for 29687, SC
44,124
Population
18,606
Households
2.4
Avg Household Size
40
Median Age
39%
College-Educated
93%
High-School Grad
48.2 sq mi
ZIP Area
915
Density / Sq Mi
$73,379
Median Household Income
$40,601
Median Earnings
$1,170
Median Rent
$247,400
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?
Quadplex - Fully occupied residential income property with four two-bedroom units and R-MA zoning.
Where is this quadplex located?
The property is located at 18 Gandy Avenue Taylors, SC.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Four‑unit quadplex totaling 3,240 square feet; Each unit measures 810 square feet with 2 bedrooms and 1.5 baths; Fully occupied residential income property
