Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Commercial Investment Property in Beaufort Title is generated by Realmo AI

    2201 Boundary Street, Beaufort, SC 29902

    View on Map
    Claim this Listing
    For Sale
    $280,000

    COMMERCIAL - Beaufort, SC

    Type:Office
    Property size:
    1,196 SF
    Lot size:
    0.03 Acres
    Price / SF:
    $234/SF
    Added:
    Mar 4, 2026
    Days on Market:
    73
    Last Refresh:
    May 16 at 11:06 pm

    Property Features for 2201 Boundary Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    Commercial
    Parking features
    Parking Lot
    Standard status
    Active
    APN
    R120-001-000-0271-0105
    Size
    1,196 SF
    Lot size
    0.03 Acres

    Taxes and HOA fees

    Tax Description
    SUITE 105 CAROLINA COVE PB 32 P 183
    Tax Annual Amount
    3041

    Building Details

    Year built
    1984
    Floors in Building
    1
    Number of units
    5

    We can help!

    Listing Contact
    Gerald La Hay

    Listing agent Gerald La Hay License #141553

    Listing office Principal Advisors 69 Robert Smalls Pkwy Suit 1A, Beaufort, SC

    Listing date Mar 4, 2026

    MLS# 194986

    Copyright © 2026 Lowcountry Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 10.97% Cap Rate
    • NOI $30,711
    • Fully leased rent roll since 01/01/2025
    • Subdivided into 5 rental units
    • Investment Property
    • Marsh views (rear facing units)

    Overview

    Located in Beaufort, South Carolina, this commercial property at Marsh Suites @ Carolina Cove presents an investment opportunity. The 1,196+-sf property has been subdivided into 5 rental units. The property has been fully leased with a rent roll since 01/01/2025. Rear-facing units offer marsh views. The property has a 10.97% Cap Rate and an NOI of $30,711. The lot size is approximately 0.03 acres.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $183.0K
    NOI $16,469 @ 9.00% cap · cautious / downside scenario
    Moderate
    $235.3K
    NOI $16,469 @ 7.00% cap · market / base-case scenario
    Aggressive
    $329.4K
    NOI $16,469 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $25.8k $21.60
    − Vacancy −$3.9k −$3.24
    EGI $22.0k $18.36
    − OpEx −$5.5k −$4.59
    NOI $16.5k $13.77
    1,196 SF · lease $21.60/SF/yr · vacancy 15.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $235.3K
    $205.9K – $274.5K (±1% cap)
    NOI $16,469 @ 7.0% cap · market cap 5.88%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $360.9K
    $315.8K – $421.0K (±1% cap)
    NOI $25,260 @ 7.0% cap · market cap 9.02%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Coastal Pride Co ... Take-out & Catering Excape Beauty Salon ... Hair Salon Island Trendz Hair Salon Amedisys Palliative Care Nursing Home Smooth Beauty Bar Spa & Massage Center

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Beaufort
    County
    Beaufort
    State
    South Carolina
    Longitude
    -80.694248
    Latitude
    32.442771

    Nearby Similar for Sale

    • $799,000
      7,300 SF

      Highway Frontage Commercial Site

      One-acre commercial site with 7,300 SF building and ample parking.
      3520 Trask Parkway, Beaufort, SC 29906
      View Details
    • $799,000

      Highway Frontage Commercial Site

      One-acre commercial site with high-visibility frontage and flexible zoning.
      3520 Trask Parkway, Beaufort, SC 29906
      View Details
    • $2,495,000
      6,500 SF

      Redevelopment Opportunity in Beaufort, SC

      Rare mixed-use redevelopment site with high visibility and trail access.
      12 Neil Road, Beaufort, SC 29906
      View Details
    • $2,250,000
      6,273 SF

      Mixed-Use Site in Beaufort, SC

      Mixed-use site with redevelopment potential in a promising corridor.
      8 Neil Road, Beaufort, SC 29906
      View Details
    • $575,000

      Established Restaurant Business Opportunity

      Turnkey restaurant business with strong revenue and growth potential.
      111 Ribaut Road, Beaufort, SC 29902
      View Details
    • $600,000

      Renovated Commercial Property in Beaufort

      Turnkey investment opportunity in historic Beaufort with high visibility.
      609 Carteret Street, Beaufort, SC 29902
      View Details
    • $1,175,000

      Established Restaurant Business Opportunity

      Profitable restaurant business with prime location and high traffic.
      111 Ribaut Road, Beaufort, SC 29902
      View Details
    • $1,400,000
      13,000 SF

      Commercial Opportunity in Beaufort, SC

      Mixed-use property with warehouse, residential units, and commercial potential.
      494 Laurel Bay Road, Beaufort, SC 29906
      View Details
    • $638,000

      Commercial Retail and Warehouse Space

      Two commercial retail and warehouse spaces on US 21.
      2749 Boundary Street, Beaufort, SC 29906
      View Details
    • $475,000

      Commercial Property in High-Traffic Area

      Commercial property in Beaufort with high traffic and investment potential.
      1509 Salem Road, Beaufort, SC 29902
      View Details
    • $395,000

      Versatile Commercial Space in Beaufort

      Mixed-use property with flexible space and income potential in Beaufort.
      10 Broad River Boulevard, Beaufort, SC 29906
      View Details
    • $19
      4,080 SF

      Insulated Warehouse with Large Doors

      Insulated warehouse featuring large doors, high ceilings, and ample parking.
      140 Bay Pines Road, Beaufort, SC 29906
      View Details

    FAQs

    What type of property is this?
    Office units - Leased commercial property with marsh views and high cap rate.
    Where is this office units located?
    The property is located at 2201 Boundary Street Beaufort, SC.
    What is the asking price?
    The asking price for this property is $280,000.
    What are key features of this property?
    This property features: 10.97% Cap Rate; NOI $30,711; Fully leased rent roll since 01/01/2025
    (843) 271-7511
    We can help!
    Listing Contact
    Gerald La Hay
    Real Estate License ID: 141553
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2201 Boundary Street, Beaufort, SC 29902
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!