Single-Story Office
New
For Sale
$800,000
2185 N Fraser St., Georgetown, SC 29440
COMMERCIAL - Georgetown, SC
Property Size4,760 SF
Lot Size0.99 Acres
Price / SF$168.07
Days on Market2
Property Features for 2185 N Fraser St.
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
NC
Security features
Security System
Exterior features
Security System, Fire Alarm, Reception Area, Restrooms - Public, Restrooms - Private, Handicap Access
Accessibility
Accessible Approach with Ramp
Subdivision
46A Georgetown Area--includes city of Georgetown
Standard status
Active
Size
4,760 SF
Lot size
0.99 Acres
Building Details
Floors in Building
1
Number of units
1
Listing Agency:
BH & G Elliott Coastal Living · Better Homes and Gardens Real Estate
(843) 280-5704
Listed By:
The Jackson Team · License #263277
(843) 457-5522
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 8:06AM
MLS# 2619983
Copyright © 2026 Coastal Carolina Association of REALTORS®. 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 vacant 4,760-square-foot, single-story brick office property occupies 0.99 acres at 2185 N Fraser St. in Georgetown. The existing interior arrangement includes a lobby and reception area, several program rooms, private offices, a kitchen and break area, storage closets, mechanical space, and both public and private restrooms. A rear porch, fire alarm, security system, and accessible approach with ramp are also in place.
Zoned NC for Neighborhood Commercial development, the property is positioned within a corridor containing both commercial and residential development. The zoning framework identified for the site includes residential, office, medical office, limited retail, and public or entertainment uses. Walmart and area shopping are less than a mile away, with schools nearby. The building was most recently operated as a daycare facility.
Zoned NC for Neighborhood Commercial development, the property is positioned within a corridor containing both commercial and residential development. The zoning framework identified for the site includes residential, office, medical office, limited retail, and public or entertainment uses. Walmart and area shopping are less than a mile away, with schools nearby. The building was most recently operated as a daycare facility.
Key Highlights
- 4,760‑square‑foot single‑story brick commercial building
- 0.99‑acre site at 2185 N Fraser St., Georgetown, SC 29440
- NC zoning for Neighborhood Commercial development
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
$66,830
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
8.35%
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%
$1,336,600
$1.3M
Cap Rate 7%
$954,714
$954.7K
Cap Rate 9%
$742,556
$742.6K
Market Conditions
NOI Build-Up for 4,760 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
$114.2K $24.00/SF
− Vacancy
−$25.1K −$5.28/SF
EGI
$89.1K $18.72/SF
− OpEx
−$22.3K −$4.68/SF
NOI
$66.8K $14.04/SF
Area
Georgetown County, SC
Vacancy
22.00%
Lease Rate
$24.00 /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%
$1,336,600
Cap Rate 7%
$954,714
Cap Rate 9%
$742,556
Alternative Uses
Best Use
Office B
$954.7K
$835.4K – $1.11M
NOI $66,830 @ 7.0% cap · market cap 8.35%
Second Best
Healthcare Medical
$828.8K
$725.2K – $966.9K
NOI $58,014 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$1.31M
$1.14M – $1.52M
NOI $91,392 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
567
Businesses Nearby
Explore this area
Business Placement
Demographics for 29440, SC
27,451
Population
13,845
Households
2
Avg Household Size
46
Median Age
23%
College-Educated
89%
High-School Grad
523.1 sq mi
ZIP Area
52
Density / Sq Mi
$54,926
Median Household Income
$33,636
Median Earnings
$912
Median Rent
$160,400
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Brick commercial property with reception, private offices, program rooms, kitchen, storage, restrooms, rear porch, and accessibility ramps.
Where is this office building located?
The property is located at 2185 N Fraser St. Georgetown, SC.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 4,760‑square‑foot single‑story brick commercial building; 0.99‑acre site at 2185 N Fraser St., Georgetown, SC 29440; NC zoning for Neighborhood Commercial development
