Listing Agency: Graham Realty, Inc

Listed By: Jeffrey Graham · License #754500306 Show Phone

Source: Exprealty

Added: Jul 9 Changed: Aug 20 Last Checked: Sep 4 at 11:28AM

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Investment Insights

Based on property information with market context.

HWY 1 Cafe is a 2,058-square-foot restaurant property that has been recently and extensively remodeled to support a clean, functional dining operation. The sale includes the business and a fully equipped commercial kitchen with major restaurant equipment conveying.

The property sits on highly visible U.S. Highway 1 in Cassatt, SC, with roadside visibility and on-site parking. Important infrastructure updates have been completed, including new plumbing, updated HVAC, and new septic systems.

The restaurant is currently temporarily closed, and the seller is willing to provide training and transition support to help a new owner get started.

Key Highlights

• 2,058 SF commercial restaurant building on highly visible U.S. Highway 1 in Cassatt, SC
• Recently and extensively remodeled interior for a clean, functional dining and service setting
• Sale includes the business plus a fully equipped commercial kitchen and major restaurant equipment

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

$25,127

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

8.38%

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%

$502,540 $502.5K

Cap Rate 7%

$358,957 $359.0K

Cap Rate 9%

$279,189 $279.2K

Market Conditions

NOI Build-Up for 2,058 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

$37.8K $18.36/SF

− Vacancy

−$1.9K −$0.92/SF

EGI

$35.9K $17.44/SF

− OpEx

−$10.8K −$5.23/SF

NOI

$25.1K $12.21/SF

Area

Kershaw County, SC

Vacancy

5.00%

Lease Rate

$18.36 /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%

$502,540

Cap Rate 7%

$358,957

Cap Rate 9%

$279,189

Alternative Uses

Best Use

Specialty Retail

$475.1K

$415.7K – $554.3K (±1% cap)

NOI $33,256 @ 7.0% cap · market cap 11.09%

Second Best

Industrial

$359.0K

$314.1K – $418.8K (±1% cap)

NOI $25,127 @ 7.0% cap · market cap 8.38%

Theoretical Best

Office A

$506.8K

$443.4K – $591.2K (±1% cap)

NOI $35,473 @ 7.0% cap · market cap 11.82%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Conventional restaurants

Suggested Use

Top Pick Building Supply Grocery & Convenience Store Big Box & Wholesale Store Buffet Hotel & Motel Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

21

Businesses Nearby

4k

Monthly Visits Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

3,888 visits/mo 0.2 miles

Demographics for 29032, SC

4,379

Population

2,202

Households

2

Avg Household Size

42

Median Age

10%

College-Educated

83%

High-School Grad

78.9 sq mi

ZIP Area

56

Density / Sq Mi

$56,447

Median Household Income

$42,766

Median Earnings

$824

Median Rent

$97,000

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• Hwy 1 Cafe — 2587 US-1, Cassatt, SC 29032

Frequently Asked Questions

What type of property is this?

Conventional restaurant - Recently remodeled restaurant building on highly visible U.S. Highway 1, including fully equipped commercial kitchen and included major equipment.

Where is this conventional restaurant located?

The property is located at 2587 Highway 1 N Cassatt, SC.

What is the asking price?

The asking price for this property is $300,000.

What are key features of this property?

This property features: 2,058 SF commercial restaurant building on highly visible U.S. Highway 1 in Cassatt, SC; Recently and extensively remodeled interior for a clean, functional dining and service setting; Sale includes the business plus a fully equipped commercial kitchen and major restaurant equipment