Belton Commercial Opportunity For
For Sale
$625,000
224 S Main St, Belton, SC 29627
Versatile commercial property in high-traffic Belton location.
Property Size1,504 SF
Price / SF$415.56
Days on Market104
Property Features for 224 S Main St
General Information
Standard status
Active
Size
1,504 SF
Listing Agency:
Keller Williams Realty
(864) 641-5641
Listed By:
Amanda Mershon · License #130827
(864) 641-5641
Source:
Exprealty
Added: May 18
Changed: Aug 23
Last Checked: Aug 28 at 5:06PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This commercial property, currently operating as a tire and brake shop, is located in Belton, South Carolina. The property offers potential for investors, owner-operators, or businesses seeking exposure. Situated in a high-traffic location, the property features over 2900 feet of road frontage, providing visibility and accessibility. The 1504-square-foot building is suitable for continued automotive use and can accommodate various commercial ventures, including retail, service, industrial, or mixed-use opportunities. The property's location, traffic count, and expansive frontage make it suitable for businesses seeking visibility and growth. Parcels 249-03-09-005-000 and 2490309004 are included in the sale.
Key Highlights
- High traffic location with over 2900 feet of road frontage.
- Currently operating as a successful tire and brake shop.
- Versatile property suitable for retail, service, industrial, or mixed‑use opportunities.
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
$30,447
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
4.87%
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%
$608,940
$608.9K
Cap Rate 7%
$434,957
$435.0K
Cap Rate 9%
$338,300
$338.3K
Market Conditions
NOI Build-Up for 1,504 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
$45.1K $30.00/SF
− Vacancy
−$1.6K −$1.08/SF
EGI
$43.5K $28.92/SF
− OpEx
−$13.0K −$8.68/SF
NOI
$30.4K $20.24/SF
Area
Anderson County, SC
Vacancy
3.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$608,940
Cap Rate 7%
$434,957
Cap Rate 9%
$338,300
Alternative Uses
Best Use
Industrial
$968.4K
$847.4K – $1.13M
NOI $67,788 @ 7.0% cap · market cap 10.85%
Second Best
Retail
$435.0K
$380.6K – $507.5K
NOI $30,447 @ 7.0% cap · market cap 4.87%
Theoretical Best
Multifamily LT 5
$16.28M
$14.25M – $19.00M
NOI $1,139,886 @ 7.0% cap · market cap 182.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
267
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
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Frequently Asked Questions
What type of property is this?
Automotive property - Versatile commercial property in high-traffic Belton location.
Where is this automotive property located?
The property is located at 224 S Main St Belton, SC.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: High traffic location with over 2900 feet of road frontage.; Currently operating as a successful tire and brake shop.; Versatile property suitable for retail, service, industrial, or mixed‑use opportunities.
