Restaurant with Real
For Sale
Contact for pricing
205 North Main Street, Belton, SC 29627
Established pizzeria with included FF&E, dedicated parking, and commercial restaurant infrastructure.
Property Size2,472 SF
Lot Size0.21 Acres
Price / SF$202.27
Days on Market9
Property Features for 205 North Main Street
General Information
Standard status
Active
Size
2,472 SF
Total Parking Spaces
16
Lot size
0.21 Acres
Property subtype
Retail
Zoning
C-3 General Commercial
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Restaurant
Commercial Hood
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Year Built
1991
Tenancy
Single
Listing Agency:
SVN Palmetto
(864) 593-6644
Listed By:
Brett Mitchell · License #136379
Source:
Crexi
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 6:17AM
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 SVN Palmetto
Investment Insights
Based on property information with market context.
This conventional restaurant offering includes the operating business, underlying real estate, furniture, fixtures, and equipment. The ±2,472-square-foot building sits on a ±0.21-acre parcel and includes a dedicated parking lot with approximately 16 spaces. Its second-generation pizzeria configuration features a commercial hood system, oversized walk-in cooler, and equipment supporting continued restaurant operations.
The property is located at 205 North Main Street along SC Highway 20 in Belton’s primary retail and restaurant corridor. Established businesses, restaurants, and convenience retailers surround the site, while the Main Street position provides direct exposure and access. Zoning is C-3 General Commercial.
Capital improvements include a roof installed in 2023 with a 12-year transferable warranty. Two of the three HVAC systems have also been recently replaced. The business was established in 1991 and has been operated by the same owner since that time; training is available under mutually agreed terms.
The property is located at 205 North Main Street along SC Highway 20 in Belton’s primary retail and restaurant corridor. Established businesses, restaurants, and convenience retailers surround the site, while the Main Street position provides direct exposure and access. Zoning is C-3 General Commercial.
Capital improvements include a roof installed in 2023 with a 12-year transferable warranty. Two of the three HVAC systems have also been recently replaced. The business was established in 1991 and has been operated by the same owner since that time; training is available under mutually agreed terms.
Key Highlights
- Business, FF&E, and underlying real estate included
- ±2,472 square feet on a ±0.21‑acre parcel
- Approximately 16 parking spaces in a dedicated lot
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
$32,171
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
6.43%
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%
$643,420
$643.4K
Cap Rate 7%
$459,586
$459.6K
Cap Rate 9%
$357,456
$357.5K
Market Conditions
NOI Build-Up for 2,472 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
$44.5K $18.00/SF
− Vacancy
−$1.6K −$0.65/SF
EGI
$42.9K $17.35/SF
− OpEx
−$10.7K −$4.34/SF
NOI
$32.2K $13.01/SF
Area
Anderson County, SC
Vacancy
3.60%
Lease Rate
$18.00 /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%
$643,420
Cap Rate 7%
$459,586
Cap Rate 9%
$357,456
Alternative Uses
Best Use
Specialty Retail
$459.6K
$402.1K – $536.2K
NOI $32,171 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$26.76M
$23.42M – $31.23M
NOI $1,873,535 @ 7.0% cap · market cap 374.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
296
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29627, SC
18,871
Population
7,330
Households
2.6
Avg Household Size
43
Median Age
15%
College-Educated
87%
High-School Grad
118.7 sq mi
ZIP Area
159
Density / Sq Mi
$57,353
Median Household Income
$37,302
Median Earnings
$890
Median Rent
$154,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established pizzeria with included FF&E, dedicated parking, and commercial restaurant infrastructure.
Where is this conventional restaurant located?
The property is located at 205 North Main Street Belton, SC.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Business, FF&E, and underlying real estate included; ±2,472 square feet on a ±0.21‑acre parcel; Approximately 16 parking spaces in a dedicated lot
