Commercial Land with
For Sale
$875,000
2168 John G Richards Rd, Camden, SC 29020
Large commercial tract with an existing building, septic system, and proximity to Lake Wateree public access.
Property Size2,400 SF
Price / SF$364.58
Days on Market73
Property Features for 2168 John G Richards Rd
General Information
Standard status
Active
Size
2,400 SF
Listing Agency:
Home & Land Pros LLC
(803) 600-6652
Listed By:
Mindy Player · License #22055
Source:
Exprealty
Added: Jun 19
Changed: Aug 30
Last Checked: Aug 30 at 4:19AM
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 Home & Land Pros LLC
Investment Insights
Based on property information with market context.
This commercial land offering encompasses 28+ acres and includes an approximately 2,400-square-foot building with an existing septic system. The property combines substantial land area with an existing improvement, providing a physical base for future commercial or mixed-use planning.
Located at 2168 John G Richards Rd in Camden, South Carolina, the property is near Lake Wateree and public lake access. The source information identifies potential applications including an RV campground, marina-related business, boat sales and service, restaurant, outdoor recreation venue, or mixed-use commercial development. The offering includes parcels 029, 030, 011, 003, and 056.
Located at 2168 John G Richards Rd in Camden, South Carolina, the property is near Lake Wateree and public lake access. The source information identifies potential applications including an RV campground, marina-related business, boat sales and service, restaurant, outdoor recreation venue, or mixed-use commercial development. The offering includes parcels 029, 030, 011, 003, and 056.
Key Highlights
- 28+ acres of commercial and residential property
- Approximately 2,400‑square‑foot building included
- Existing septic system
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
$31,464
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
3.60%
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%
$629,280
$629.3K
Cap Rate 7%
$449,486
$449.5K
Cap Rate 9%
$349,600
$349.6K
Market Conditions
NOI Build-Up for 2,400 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
$54.7K $22.80/SF
− Vacancy
−$4.4K −$1.82/SF
EGI
$50.3K $20.98/SF
− OpEx
−$18.9K −$7.87/SF
NOI
$31.5K $13.11/SF
Area
Kershaw County, SC
Vacancy
8.00%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
37.50%
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%
$629,280
Cap Rate 7%
$449,486
Cap Rate 9%
$349,600
Alternative Uses
Best Use
Mixed Use
$449.5K
$393.3K – $524.4K
NOI $31,464 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$591.0K
$517.1K – $689.5K
NOI $41,368 @ 7.0% cap · market cap 4.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 29020, SC
23,264
Population
11,324
Households
2.1
Avg Household Size
45
Median Age
28%
College-Educated
89%
High-School Grad
232.7 sq mi
ZIP Area
100
Density / Sq Mi
$59,389
Median Household Income
$38,329
Median Earnings
$842
Median Rent
$208,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Large commercial tract with an existing building, septic system, and proximity to Lake Wateree public access.
Where is this commercial land located?
The property is located at 2168 John G Richards Rd Camden, SC.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 28+ acres of commercial and residential property; Approximately 2,400‑square‑foot building included; Existing septic system
