Restaurant Property with
For Sale
$139,000
27 E Main Street, Ware Shoals, SC 29692
Commercial Sale, Ware Shoals, SC
Property Size1,358 SF
Lot Size0.26 Acres
Price / SF$102.36
Days on Market397
Property Features for 27 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Subdivision
NOT IN SUBDIVIS
Standard status
Active
Size
1,358 SF
Lot size
0.26 Acres
Building Details
Year built
1968
Listing Agency:
Greenwood Realty Inc.
(864) 388-0202
Listed By:
Renee Simchon
(864) 388-0202
Added: Jul 22, 2025
Changed: Aug 19
Last Checked: Aug 22 at 10:06PM
MLS# 133111
Copyright © 2026 Greenwood Association of REALTORS. 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 restaurant property includes 1,358 square feet with seating for 50+ guests and a fully operational kitchen. The building dates to 1968 and is currently occupied under a month-to-month lease by Country Cook-in. The site includes dedicated parking with additional room for overflow parking.
Positioned on approximately 0.26 acres along Main Street, the property has about 80 feet of frontage and sits across from the town’s new Amphitheater Project. The location is in Ware Shoals, within Greenwood County, and is zoned C-2. Its riverfront setting and existing restaurant improvements support continued food-service use or redevelopment planning.
Positioned on approximately 0.26 acres along Main Street, the property has about 80 feet of frontage and sits across from the town’s new Amphitheater Project. The location is in Ware Shoals, within Greenwood County, and is zoned C-2. Its riverfront setting and existing restaurant improvements support continued food-service use or redevelopment planning.
Key Highlights
- 1,358‑square‑foot restaurant property with seating for 50+ guests
- Fully operational kitchen and dedicated parking with overflow space
- Approximately 0.26 acres zoned C‑2
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
$7,999
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
5.75%
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%
$159,980
$160.0K
Cap Rate 7%
$114,271
$114.3K
Cap Rate 9%
$88,878
$88.9K
Market Conditions
NOI Build-Up for 1,358 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
$12.2K $9.00/SF
− Vacancy
−$794 −$0.59/SF
EGI
$11.4K $8.42/SF
− OpEx
−$3.4K −$2.52/SF
NOI
$8.0K $5.89/SF
Area
Greenwood County, SC
Vacancy
6.50%
Lease Rate
$9.00 /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%
$159,980
Cap Rate 7%
$114,271
Cap Rate 9%
$88,878
Alternative Uses
Best Use
Specialty Retail
$252.5K
$220.9K – $294.6K
NOI $17,673 @ 7.0% cap · market cap 12.71%
Second Best
Industrial
$114.3K
$100.0K – $133.3K
NOI $7,999 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$426.6K
$373.3K – $497.7K
NOI $29,862 @ 7.0% cap · market cap 21.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
10k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 71%
Shops & Services 29%
Piggly Wiggly
Groceries
6,864 visits/mo
0.5 miles
Family Dollar
Shops & Services
2,335 visits/mo
0.5 miles
Napa Auto Parts
Shops & Services
526 visits/mo
0.4 miles
Demographics for 29692, SC
4,602
Population
2,630
Households
1.7
Avg Household Size
44
Median Age
17%
College-Educated
85%
High-School Grad
48.6 sq mi
ZIP Area
95
Density / Sq Mi
$42,533
Median Household Income
$32,128
Median Earnings
$744
Median Rent
$95,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - C-2 restaurant property with seating, a functioning kitchen, and dedicated parking near the Saluda River.
Where is this conventional restaurant located?
The property is located at 27 E Main Street Ware Shoals, SC.
What is the asking price?
The asking price for this property is $139,000.
What are key features of this property?
This property features: 1,358‑square‑foot restaurant property with seating for 50+ guests; Fully operational kitchen and dedicated parking with overflow space; Approximately 0.26 acres zoned C‑2
