New Duplex with Private
For Sale
$425,000
242-246 Brewton Road, Spartanburg, SC 29301
Two residences provide separate driveways, garages, kitchens, and laundry areas for flexible occupancy.
Property Size2,448 SF
Lot Size1.17 Acres
Price / SF$173.61
Days on Market114
Property Features for 242-246 Brewton Road
General Information
Standard status
Active
Size
2,448 SF
Total Parking Spaces
2
Lot size
1.17 Acres
Property subtype
Multi-Family / Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$623
Amenities
Electric
Electric, Heat Pump
Electric, Heat Punp
Architectural
1
Private
Vinyl Siding
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Mecs Homes Realty
(864) 909-2336
Listed By:
Aivars Mecs · License #19834
Source:
Compass
Added: May 10
Changed: Aug 30
Last Checked: Aug 30 at 11:11PM
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 Mecs Homes Realty
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,448-square-foot duplex offers two 1,224-square-foot residences on a 1.17-acre parcel. Each side includes three bedrooms, two bathrooms, a single-car garage, and its own paved driveway. Interior finishes include an open living and dining arrangement, a 10-foot vaulted living room ceiling, recessed lighting in the main living areas, stainless steel kitchen appliances, wide-plank LVP flooring, and a dedicated laundry area.
The property is located at 242-246 Brewton Road in Spartanburg’s westside/District 5 area, with access to Interstates 26 and 85, GSP Airport, BMW, and Greenville. Grocery stores and restaurants in Duncan are approximately 2–3 miles away. The residence configuration supports rental use or an owner-occupancy arrangement with one side leased.
The property is located at 242-246 Brewton Road in Spartanburg’s westside/District 5 area, with access to Interstates 26 and 85, GSP Airport, BMW, and Greenville. Grocery stores and restaurants in Duncan are approximately 2–3 miles away. The residence configuration supports rental use or an owner-occupancy arrangement with one side leased.
Key Highlights
- 2,448‑square‑foot duplex with two 1,224‑square‑foot residences
- Each unit includes 3 bedrooms, 2 bathrooms, and a single‑car garage
- Built in 2026 on a 1.17‑acre lot
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
$21,879
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
5.15%
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%
$437,580
$437.6K
Cap Rate 7%
$312,557
$312.6K
Cap Rate 9%
$243,100
$243.1K
Market Conditions
NOI Build-Up for 2,448 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
$32.9K $13.44/SF
− Vacancy
−$1.6K −$0.67/SF
EGI
$31.3K $12.77/SF
− OpEx
−$9.4K −$3.83/SF
NOI
$21.9K $8.94/SF
Area
Spartanburg County, SC
Vacancy
5.00%
Lease Rate
$13.44 /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%
$437,580
Cap Rate 7%
$312,557
Cap Rate 9%
$243,100
Alternative Uses
Best Use
Multifamily LT 5
$312.6K
$273.5K – $364.7K
NOI $21,879 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$287.9K
$251.9K – $335.9K
NOI $20,154 @ 7.0% cap · market cap 4.74%
Theoretical Best
Warehouse
$1.90M
$1.66M – $2.22M
NOI $133,031 @ 7.0% cap · market cap 31.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 29301, SC
34,531
Population
16,020
Households
2.2
Avg Household Size
37
Median Age
27%
College-Educated
87%
High-School Grad
27.5 sq mi
ZIP Area
1,256
Density / Sq Mi
$56,606
Median Household Income
$37,761
Median Earnings
$1,126
Median Rent
$200,800
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 - Two residences provide separate driveways, garages, kitchens, and laundry areas for flexible occupancy.
Where is this duplex located?
The property is located at 242-246 Brewton Road Spartanburg, SC.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,448‑square‑foot duplex with two 1,224‑square‑foot residences; Each unit includes 3 bedrooms, 2 bathrooms, and a single‑car garage; Built in 2026 on a 1.17‑acre lot
