New Duplex with
For Sale
$425,000
242/246 Brewton Road, Spartanburg, SC 29301
MULTI_FAMILY - Spartanburg, SC
Property Size3,000 SF
Lot Size1.12 Acres
Price / SF$141.67
Days on Market100
Property Features for 242/246 Brewton Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
Parking features
Garage, Driveway
Elementary school
5-Berry Shoals
Middle school
5-Florence Chapel
High school
5-Byrnes High
Elementary school district
5 Sptbg Co
Middle school district
5 Sptbg Co
High school district
5 Sptbg Co
Directions
Reidville Rd. turn right on Nazareth Church Rd. turn right on Brewton Rd. Property on the right. Duplex on the right.
Subdivision
Spartanburg
Standard status
Active
Size
3,000 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
623
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Listing Agency:
Mecs Homes Realty
(864) 909-2336
Listed By:
Aivars Mecs · License #19834
(864) 909-2336
Added: May 9
Changed: Aug 10
Last Checked: Aug 16 at 10:06AM
MLS# 336940
Copyright © 2026 Spartanburg Association of REALTORS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex at 242/246 Brewton Road includes 3,000 square feet across two residential units, with each side offering three bedrooms, two bathrooms, and a single-car garage. Interior features include vaulted living-room ceilings, recessed lighting, stainless steel kitchen appliances, open dining areas, durable LVP flooring, and dedicated laundry areas. The property is under construction with a 2026 year built designation.
The Spartanburg location provides access to Interstates 26 and 85, GSP Airport, BMW, and Greenville. Grocery stores and restaurants in Duncan are approximately 2–3 miles away, and the property is within the District 5 school area. Public water and septic service are specified.
The Spartanburg location provides access to Interstates 26 and 85, GSP Airport, BMW, and Greenville. Grocery stores and restaurants in Duncan are approximately 2–3 miles away, and the property is within the District 5 school area. Public water and septic service are specified.
Key Highlights
- 3,000 square feet across a two‑unit duplex
- Each unit includes 3 bedrooms and 2 bathrooms
- Single‑car garage and paved driveway for each unit
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
$26,813
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
6.31%
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%
$536,260
$536.3K
Cap Rate 7%
$383,043
$383.0K
Cap Rate 9%
$297,922
$297.9K
Market Conditions
NOI Build-Up for 3,000 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
$40.3K $13.44/SF
− Vacancy
−$2.0K −$0.67/SF
EGI
$38.3K $12.77/SF
− OpEx
−$11.5K −$3.83/SF
NOI
$26.8K $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%
$536,260
Cap Rate 7%
$383,043
Cap Rate 9%
$297,922
Alternative Uses
Best Use
Multifamily LT 5
$383.0K
$335.2K – $446.9K
NOI $26,813 @ 7.0% cap · market cap 6.31%
Second Best
Apartment 5plus
$352.8K
$308.7K – $411.7K
NOI $24,699 @ 7.0% cap · market cap 5.81%
Theoretical Best
Warehouse
$2.33M
$2.04M – $2.72M
NOI $163,028 @ 7.0% cap · market cap 38.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
28
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 residential units feature open living areas, dedicated laundry spaces, and private paved driveways.
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: 3,000 square feet across a two‑unit duplex; Each unit includes 3 bedrooms and 2 bathrooms; Single‑car garage and paved driveway for each unit
