Duplex with Private Wooded
For Sale
$329,900
2040 & 2044 Sandy Ford Road, Chesnee, SC 29323
MULTIFAMILY, Chesnee, SC
Property Size1,800 SF
Lot Size0.63 Acres
Price / SF$183.28
Days on Market93
Property Features for 2040 & 2044 Sandy Ford Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
Parking features
Driveway
Elementary school
2-Carlisle
Middle school
2-Rainbow Lake Middle School
High school
2-Boiling Springs
Elementary school district
2 Sptbg Co
Middle school district
2 Sptbg Co
High school district
2 Sptbg Co
Directions
Mountain View Rd to Sandy Ford Rd. Property on right. No sign.
Subdivision
Chesnee
Standard status
Active
Size
1,800 SF
Lot size
0.63 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4177
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Amenities
full kitchen with quartz countertops
stove
refrigerator
microwave
dishwasher
open floor plan
great room and dining room combination
walk-in laundry room with shelving
sliding back doors
deck
large private yard surrounded by woods
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Listing Agency:
RE/MAX Executive Spartanburg
(864) 573-6690
Listed By:
Traci Brock · License #4154
(864) 978-7888
Added: Jun 26
Changed: Sep 15
Last Checked: Sep 26 at 3:06PM
MLS# 338876
Copyright © 2026 Spartanburg Association of REALTORS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,800 square feet across two residential units, with each unit offering two bedrooms and one full bathroom. The interiors use an open arrangement combining the great room and dining area, while each kitchen includes quartz countertops, a stove, refrigerator, microwave, and dishwasher. Walk-in laundry rooms provide shelving, and sliding doors connect the kitchens to individual decks and private yards.
The property encompasses 0.63 acres at 2040 & 2044 Sandy Ford Road in Chesnee, SC 29323. The wooded setting provides separation around the outdoor areas. Public water and septic service support the property, with heat pump systems serving heating and cooling needs. Driveway parking is provided, and the structure was built in 1960.
The property encompasses 0.63 acres at 2040 & 2044 Sandy Ford Road in Chesnee, SC 29323. The wooded setting provides separation around the outdoor areas. Public water and septic service support the property, with heat pump systems serving heating and cooling needs. Driveway parking is provided, and the structure was built in 1960.
Key Highlights
- Two‑unit duplex totaling 1,800 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- 0.63‑acre property with private yards surrounded by woods
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
$16,088
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
4.88%
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%
$321,760
$321.8K
Cap Rate 7%
$229,829
$229.8K
Cap Rate 9%
$178,756
$178.8K
Market Conditions
NOI Build-Up for 1,800 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
$24.2K $13.44/SF
− Vacancy
−$1.2K −$0.67/SF
EGI
$23.0K $12.77/SF
− OpEx
−$6.9K −$3.83/SF
NOI
$16.1K $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%
$321,760
Cap Rate 7%
$229,829
Cap Rate 9%
$178,756
Alternative Uses
Best Use
Multifamily LT 5
$229.8K
$201.1K – $268.1K
NOI $16,088 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$211.7K
$185.2K – $247.0K
NOI $14,819 @ 7.0% cap · market cap 4.49%
Theoretical Best
Warehouse
$1.40M
$1.22M – $1.63M
NOI $97,817 @ 7.0% cap · market cap 29.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 29323, SC
16,488
Population
6,266
Households
2.6
Avg Household Size
41
Median Age
18%
College-Educated
92%
High-School Grad
71.0 sq mi
ZIP Area
232
Density / Sq Mi
$59,753
Median Household Income
$41,223
Median Earnings
$838
Median Rent
$187,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with updated kitchen finishes, individual decks, and spacious outdoor areas bordered by woods.
Where is this duplex located?
The property is located at 2040 & 2044 Sandy Ford Road Chesnee, SC.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,800 square feet; Each unit includes 2 bedrooms and 1 full bathroom; 0.63‑acre property with private yards surrounded by woods
