Renovated
For Sale
$215,000
2304 S Pine Ct, Beaufort, SC 29902
Updated kitchen, bathroom finishes, flooring, lighting, and fixtures create a refreshed interior with a private rear patio.
Property Size1,148 SF
Price / SF$187.28
Days on Market11
Property Features for 2304 S Pine Ct
General Information
Standard status
Active
Size
1,148 SF
Property subtype
Multi-Family
Building Details
Year Built
1986
Tenancy
Multi
Listing Agency:
William Raveis - Carolina LLC
(843) 837-7773
Listed By:
Michael Broadhurst · License #4130
(843) 837-7773
Source:
Thebroadhurstgroup
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 30 at 4:18PM
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 William Raveis - Carolina LLC
Investment Insights
Based on property information with market context.
This duplex property offers 1,148 square feet of renovated residential space. The improvements extend to the kitchen, bathrooms, flooring, lighting, fixtures, and interior finishes, with the renovation completed down to the studs. A private rear patio adds outdoor space for resident use.
Built in 1986, the property combines an established structure with comprehensive interior updates. The available information identifies a two-bedroom, 2.5-bath townhome configuration within the duplex offering.
Built in 1986, the property combines an established structure with comprehensive interior updates. The available information identifies a two-bedroom, 2.5-bath townhome configuration within the duplex offering.
Key Highlights
- Completely renovated down to the studs
- 1,148 SF of property space
- Two‑bedroom, 2.5‑bath townhome configuration
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
$13,214
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
6.15%
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%
$264,280
$264.3K
Cap Rate 7%
$188,771
$188.8K
Cap Rate 9%
$146,822
$146.8K
Market Conditions
NOI Build-Up for 1,148 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
$20.0K $17.40/SF
− Vacancy
−$1.1K −$0.96/SF
EGI
$18.9K $16.44/SF
− OpEx
−$5.7K −$4.93/SF
NOI
$13.2K $11.51/SF
Area
Beaufort County, SC
Vacancy
5.50%
Lease Rate
$17.40 /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%
$264,280
Cap Rate 7%
$188,771
Cap Rate 9%
$146,822
Alternative Uses
Best Use
Multifamily LT 5
$188.8K
$165.2K – $220.2K
NOI $13,214 @ 7.0% cap · market cap 6.15%
Second Best
Apartment 5plus
$174.8K
$153.0K – $204.0K
NOI $12,237 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$346.4K
$303.1K – $404.1K
NOI $24,246 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Explore this area
Business Placement
Demographics for 29902, SC
16,692
Population
7,131
Households
2.3
Avg Household Size
36
Median Age
38%
College-Educated
96%
High-School Grad
18.1 sq mi
ZIP Area
922
Density / Sq Mi
$72,564
Median Household Income
$36,468
Median Earnings
$1,157
Median Rent
$306,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated kitchen, bathroom finishes, flooring, lighting, and fixtures create a refreshed interior with a private rear patio.
Where is this duplex located?
The property is located at 2304 S Pine Ct Beaufort, SC.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Completely renovated down to the studs; 1,148 SF of property space; Two‑bedroom, 2.5‑bath townhome configuration
