4-Unit Rental
For Sale
$525,000
1902 Iris St Unit A D, North Charleston, SC 29405
Three three-bedroom residences and one two-bedroom unit provide a varied multifamily configuration.
Property Size1,731 SF
Price / SF$303.29
Days on Market168
Property Features for 1902 Iris St Unit A D
General Information
Standard status
Active
Size
1,731 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
3 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
4
Building Details
Year Built
1956
Listing Agency:
Jeff Cook Real Estate LPT Realty
(843) 412-1717
Listed By:
Kirk Miller
Source:
Findhomesforsaleincharleston
Added: Mar 17
Changed: Aug 28
Last Checked: Aug 30 at 5:52PM
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 Jeff Cook Real Estate LPT Realty
Investment Insights
Based on property information with market context.
Located at 1902 Iris St in North Charleston, this 1956-built quadplex contains four residential units. The unit mix includes three three-bedroom, two-bath residences and one two-bedroom, one-bath residence, creating a combination of larger and smaller layouts within the property.
All four units are currently rented. The property is positioned near Park Circle, downtown Charleston, major roadways, shopping, and dining, with access to established residential and commercial areas in the North Charleston market.
All four units are currently rented. The property is positioned near Park Circle, downtown Charleston, major roadways, shopping, and dining, with access to established residential and commercial areas in the North Charleston market.
Key Highlights
- Four total residential units
- Unit mix includes three 3‑bedroom, 2‑bath units and one 2‑bedroom, 1‑bath unit
- All units are currently rented
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
$22,850
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
4.35%
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%
$457,000
$457.0K
Cap Rate 7%
$326,429
$326.4K
Cap Rate 9%
$253,889
$253.9K
Market Conditions
NOI Build-Up for 1,731 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
$34.9K $20.16/SF
− Vacancy
−$2.3K −$1.30/SF
EGI
$32.6K $18.86/SF
− OpEx
−$9.8K −$5.66/SF
NOI
$22.8K $13.20/SF
Area
North Charleston, SC
Vacancy
6.46%
Lease Rate
$20.16 /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%
$457,000
Cap Rate 7%
$326,429
Cap Rate 9%
$253,889
Alternative Uses
Best Use
Multifamily LT 5
$326.4K
$285.6K – $380.8K
NOI $22,850 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$304.2K
$266.2K – $354.9K
NOI $21,295 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$470.0K
$411.3K – $548.4K
NOI $32,903 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 29405, SC
25,620
Population
13,058
Households
2
Avg Household Size
37
Median Age
27%
College-Educated
84%
High-School Grad
14.7 sq mi
ZIP Area
1,743
Density / Sq Mi
$54,566
Median Household Income
$35,887
Median Earnings
$1,196
Median Rent
$266,200
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 - Three three-bedroom residences and one two-bedroom unit provide a varied multifamily configuration.
Where is this quadplex located?
The property is located at 1902 Iris St Unit A D North Charleston, SC.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Four total residential units; Unit mix includes three 3‑bedroom, 2‑bath units and one 2‑bedroom, 1‑bath unit; All units are currently rented
