Residential Income Property with
New
For Sale
$400,000
23 Augustine Rd, Bluffton, SC 29910
A main-level primary suite and attached two-car garage anchor this multi-level residence.
Property Size1,823 SF
Price / SF$219.42
Days on Market2
Property Features for 23 Augustine Rd
General Information
Standard status
Active
Size
1,823 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2.5BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Amenities
screened porch
private balcony
hardwood flooring
granite countertops
gas range
Building Details
Year Built
2008
Buildings
1
Listing Agency:
J & J Real Estate Investments LLC
(843) 384-3959
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Sep 26
Last Checked: Sep 26 at 2:29PM
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 J & J Real Estate Investments LLC
Investment Insights
Based on property information with market context.
At 23 Augustine Rd, this 1,823-square-foot townhome offers three bedrooms and 2.5 baths across two levels. The primary suite is on the first floor; two additional bedrooms and a full bath are upstairs. One upper bedroom has a private balcony. Interior details include 10-foot ceilings, recessed lighting, hardwood in the main living areas, and carpet in all bedrooms. The kitchen has granite counters and a gas range. A screened porch faces a wooded backdrop, and the attached garage accommodates two cars.
Seagrass Station is in Bluffton, with access to Hwy 278 and Hwy 170. Shopping, restaurants, parks, medical services, and everyday services are listed nearby. The property was built in 2008.
Seagrass Station is in Bluffton, with access to Hwy 278 and Hwy 170. Shopping, restaurants, parks, medical services, and everyday services are listed nearby. The property was built in 2008.
Key Highlights
- 1,823‑square‑foot townhome with three bedrooms and 2.5 baths
- First‑floor primary suite; two additional bedrooms are upstairs
- Private balcony off an upstairs bedroom and screened porch overlooking trees
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
$19,431
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
4.86%
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%
$388,620
$388.6K
Cap Rate 7%
$277,586
$277.6K
Cap Rate 9%
$215,900
$215.9K
Market Conditions
NOI Build-Up for 1,823 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
$37.2K $20.40/SF
− Vacancy
−$1.9K −$1.02/SF
EGI
$35.3K $19.38/SF
− OpEx
−$15.9K −$8.72/SF
NOI
$19.4K $10.66/SF
Area
Beaufort County, SC
Vacancy
5.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$388,620
Cap Rate 7%
$277,586
Cap Rate 9%
$215,900
Alternative Uses
Best Use
Apartment 5plus
$277.6K
$242.9K – $323.9K
NOI $19,431 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$550.0K
$481.3K – $641.7K
NOI $38,502 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 29910, SC
49,140
Population
21,169
Households
2.3
Avg Household Size
41
Median Age
46%
College-Educated
95%
High-School Grad
104.4 sq mi
ZIP Area
471
Density / Sq Mi
$96,122
Median Household Income
$41,829
Median Earnings
$1,848
Median Rent
$420,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - A main-level primary suite and attached two-car garage anchor this multi-level residence.
Where is this residential income property located?
The property is located at 23 Augustine Rd Bluffton, SC.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,823‑square‑foot townhome with three bedrooms and 2.5 baths; First‑floor primary suite; two additional bedrooms are upstairs; Private balcony off an upstairs bedroom and screened porch overlooking trees
