Flex Space with Two Operational
For Sale
$770,000
206 Berry Lane, Beech Island, SC 29842
Two separate areas support office, retail, or service-oriented commercial use.
Property Size3,600 SF
Lot Size2.00 Acres
Price / SF$213.89
Days on Market66
Property Features for 206 Berry Lane
General Information
Standard status
Active
Size
3,600 SF
Total Parking Spaces
24
Lot size
2.00 Acres
Property subtype
Commercial
Zoning
RUD
Taxes and HOA fees
Annual Taxes
$3,054
Building Details
Building Size
3,600 SF
Year Built
1966
Listing Agency:
Meybohm Real Estate - Wheeler
(706) 306-4578
Listed By:
Roland Christophe · License #174862
(706) 306-4578
Source:
Frankerealproperties
Added: Jun 26
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 Meybohm Real Estate - Wheeler
Investment Insights
Based on property information with market context.
This flex space at 206 Berry Ln features a multi-use interior arranged around two distinct operational areas. The property previously accommodated a tax office and a personal service business, providing a documented commercial configuration for office, retail, or service-oriented occupancy.
Built in 1966, the property is located in Beech Island, South Carolina, with a 29842 ZIP Code. Its prior office and personal-service uses provide relevant context for evaluating the existing layout and potential commercial applications.
Built in 1966, the property is located in Beech Island, South Carolina, with a 29842 ZIP Code. Its prior office and personal-service uses provide relevant context for evaluating the existing layout and potential commercial applications.
Key Highlights
- Two distinct operational areas within a multi‑use layout
- Previously used as a tax office
- Previously used for a personal service business
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
$37,139
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
4.82%
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%
$742,780
$742.8K
Cap Rate 7%
$530,557
$530.6K
Cap Rate 9%
$412,656
$412.7K
Market Conditions
NOI Build-Up for 3,600 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
$54.0K $15.00/SF
− Vacancy
−$4.5K −$1.25/SF
EGI
$49.5K $13.76/SF
− OpEx
−$12.4K −$3.44/SF
NOI
$37.1K $10.32/SF
Area
Aiken County, SC
Vacancy
8.30%
Lease Rate
$15.00 /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%
$742,780
Cap Rate 7%
$530,557
Cap Rate 9%
$412,656
Alternative Uses
Best Use
Office B
$530.6K
$464.2K – $619.0K
NOI $37,139 @ 7.0% cap · market cap 4.82%
Second Best
Industrial
$234.3K
$205.0K – $273.3K
NOI $16,399 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$693.9K
$607.2K – $809.6K
NOI $48,574 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29842, SC
8,066
Population
3,552
Households
2.3
Avg Household Size
41
Median Age
14%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
195
Density / Sq Mi
$58,259
Median Household Income
$33,709
Median Earnings
$860
Median Rent
$112,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two separate areas support office, retail, or service-oriented commercial use.
Where is this flex space located?
The property is located at 206 Berry Lane Beech Island, SC.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: Two distinct operational areas within a multi‑use layout; Previously used as a tax office; Previously used for a personal service business
