Office Space with ADA
For Sale
Contact for pricing
Pending
27 Miller Drive West, Beaufort, SC 29907
Modern office space on a high-traffic Lady’s Island road with ADA restroom and dedicated parking.
Property Size1,955 SF
Days on Market91
Property Features for 27 Miller Drive West
General Information
Standard status
Pending
Size
1,955 SF
Property subtype
Retail
Zoning
Residential/Commercial
Site & Location
Traffic Count
25,000 vehicles/day
Highway Access
Yes
Building Details
Year Built
1955
Listing Agency:
eXp Realty LLC
(888) 440-2798
Listed By:
Allison Greco · License #SC 93493
Source:
Crexi
Added: Jun 3
Changed: Aug 8
Last Checked: Jul 24 at 7:53AM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This modern, professionally designed office space includes an ADA-compliant restroom and dedicated parking for tenant and visitor convenience. The property is currently set up as rental office space, with the ability noted for conversion back to standard residential use.
Located at 27 Miller Drive West on Lady’s Island’s second busiest road, the site benefits from heavy passing traffic, with over 25,000 vehicles reported daily. The property is positioned in a centrally located, high-visibility area and is supported by zoning in the Lady’s Island Expanded Home Business District (LIEHBD).
With LIEHBD zoning and its current office layout, the space can fit a range of business operations that value parking and straightforward customer access. For buyers exploring an owner-occupied setup or an alternative use, the existing office configuration—paired with the stated potential to convert back to residential—adds flexibility when planning next steps.
Located at 27 Miller Drive West on Lady’s Island’s second busiest road, the site benefits from heavy passing traffic, with over 25,000 vehicles reported daily. The property is positioned in a centrally located, high-visibility area and is supported by zoning in the Lady’s Island Expanded Home Business District (LIEHBD).
With LIEHBD zoning and its current office layout, the space can fit a range of business operations that value parking and straightforward customer access. For buyers exploring an owner-occupied setup or an alternative use, the existing office configuration—paired with the stated potential to convert back to residential—adds flexibility when planning next steps.
Key Highlights
- Commercial space on Lady’s Island’s second busiest road with over 25,000 vehicles passing daily
- Year built: 1955
- ADA‑compliant restroom
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
$26,920
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
6.49%
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%
$538,400
$538.4K
Cap Rate 7%
$384,571
$384.6K
Cap Rate 9%
$299,111
$299.1K
Market Conditions
NOI Build-Up for 1,955 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
$42.2K $21.60/SF
− Vacancy
−$6.3K −$3.24/SF
EGI
$35.9K $18.36/SF
− OpEx
−$9.0K −$4.59/SF
NOI
$26.9K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$538,400
Cap Rate 7%
$384,571
Cap Rate 9%
$299,111
Alternative Uses
Best Use
Office B
$384.6K
$336.5K – $448.7K
NOI $26,920 @ 7.0% cap · market cap 6.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$589.9K
$516.1K – $688.2K
NOI $41,290 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 29907, SC
14,052
Population
6,217
Households
2.3
Avg Household Size
44
Median Age
48%
College-Educated
95%
High-School Grad
42.3 sq mi
ZIP Area
332
Density / Sq Mi
$90,777
Median Household Income
$50,397
Median Earnings
$1,706
Median Rent
$399,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Modern office space on a high-traffic Lady’s Island road with ADA restroom and dedicated parking.
Where is this office units located?
The property is located at 27 Miller Drive West Beaufort, SC.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Commercial space on Lady’s Island’s second busiest road with over 25,000 vehicles passing daily; Year built: 1955; ADA‑compliant restroom
