Residential Income
For Sale
$270,000
258 Admiration Ave, Beaufort, SC 29906
Three-bedroom layout includes a main-level primary suite and screened outdoor living.
Property Size1,346 SF
Price / SF$200.59
Days on Market45
Property Features for 258 Admiration Ave
General Information
Standard status
Active
Size
1,346 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Amenities
screened back porch
community pool
playground
Building Details
Year Built
2023
Listing Agency:
Keller Williams Realty
(843) 310-6062
Listed By:
Love Coastal Living Team
(843) 310-6062
Source:
Lovecoastalliving
Added: Jul 19
Changed: Aug 30
Last Checked: Aug 30 at 12:25PM
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 2023-built townhome in Azalea Square offers three bedrooms and two-and-one-half baths across a practical two-level layout. The main floor combines an open living area with a vaulted ceiling, a kitchen equipped with quartz countertops and stainless steel appliances, and a primary suite. Two additional bedrooms and a full bath are located upstairs, including a bedroom with its own vaulted ceiling and walk-in closet. A screened back porch extends the home’s usable living space, while spray foam insulation is installed for year-round comfort and energy efficiency.
Community amenities include a pool and playground. The property is located at 258 Admiration Ave in Beaufort, with access to Downtown Beaufort, Port Royal, shopping, dining, Beaufort Memorial Hospital, MCAS Beaufort, and Parris Island.
Community amenities include a pool and playground. The property is located at 258 Admiration Ave in Beaufort, with access to Downtown Beaufort, Port Royal, shopping, dining, Beaufort Memorial Hospital, MCAS Beaufort, and Parris Island.
Key Highlights
- Three‑bedroom, 2.5‑bath townhome built in 2023
- First‑floor primary suite supports main‑level living
- Quartz kitchen countertops and stainless steel appliances
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
$14,347
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
5.31%
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%
$286,940
$286.9K
Cap Rate 7%
$204,957
$205.0K
Cap Rate 9%
$159,411
$159.4K
Market Conditions
NOI Build-Up for 1,346 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
$27.5K $20.40/SF
− Vacancy
−$1.4K −$1.02/SF
EGI
$26.1K $19.38/SF
− OpEx
−$11.7K −$8.72/SF
NOI
$14.3K $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%
$286,940
Cap Rate 7%
$204,957
Cap Rate 9%
$159,411
Alternative Uses
Best Use
Apartment 5plus
$205.0K
$179.3K – $239.1K
NOI $14,347 @ 7.0% cap · market cap 5.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$406.1K
$355.4K – $473.8K
NOI $28,428 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 29906, SC
22,608
Population
11,028
Households
2.1
Avg Household Size
31
Median Age
24%
College-Educated
91%
High-School Grad
45.0 sq mi
ZIP Area
502
Density / Sq Mi
$61,350
Median Household Income
$32,253
Median Earnings
$1,377
Median Rent
$236,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom layout includes a main-level primary suite and screened outdoor living.
Where is this residential income property located?
The property is located at 258 Admiration Ave Beaufort, SC.
What is the asking price?
The asking price for this property is $270,000.
What are key features of this property?
This property features: Three‑bedroom, 2.5‑bath townhome built in 2023; First‑floor primary suite supports main‑level living; Quartz kitchen countertops and stainless steel appliances
