Building Details

Floors in Building 1

Flooring type Hardwood, Vinyl, Concrete

Building materials Brick

Listing Agency: Lake Homes Realty Elloree Show Phone

Listed By: Kristie Anderson · License #84736 Show Phone

Added: Mar 26 Changed: Sep 13 Last Checked: Sep 26 at 5:06PM

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MLS# 202187

Copyright © 2026 Sumter Board 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 mixed-use portfolio includes five brick buildings totaling 13,900 square feet on a 0.9-acre site. Existing finishes include hardwood, vinyl, and concrete flooring, with electric heating, central air, public water, and public sewer. The property supports retail, office, mixed-use, or redevelopment concepts, subject to applicable approvals.

Located in Elloree, the portfolio is minutes from Lake Marion and offers access to both I-95 and I-26. The setting combines a small-town commercial environment with proximity to a regional recreational destination and major travel corridors. The buildings provide a multi-structure platform for an owner pursuing an existing commercial configuration or a future repositioning plan.

Key Highlights

• Five buildings totaling 13,900 square feet
• 0.9‑acre site in Elloree, SC
• Brick construction with hardwood, vinyl, and concrete flooring

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

$82,199

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

8.04%

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%

$1,643,980 $1.6M

Cap Rate 7%

$1,174,271 $1.2M

Cap Rate 9%

$913,322 $913.3K

Market Conditions

NOI Build-Up for 13,900 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

$133.4K $9.60/SF

− Vacancy

−$16.0K −$1.15/SF

EGI

$117.4K $8.45/SF

− OpEx

−$35.2K −$2.53/SF

NOI

$82.2K $5.91/SF

Area

Orangeburg County, SC

Vacancy

12.00%

Lease Rate

$9.60 /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%

$1,643,980

Cap Rate 7%

$1,174,271

Cap Rate 9%

$913,322

Alternative Uses

Best Use

Retail

$1.17M

$1.03M – $1.37M (±1% cap)

NOI $82,199 @ 7.0% cap · market cap 8.04%

Second Best

Mixed Use

$1.14M

$996.9K – $1.33M (±1% cap)

NOI $79,751 @ 7.0% cap · market cap 7.80%

Theoretical Best

Specialty Retail

$2.01M

$1.76M – $2.35M (±1% cap)

NOI $140,963 @ 7.0% cap · market cap 13.79%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick Building Supply Grocery & Convenience Store Storage Facility (Bike/Boat/Book/etc) Store Big Box & Wholesale Store Barber Shop

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

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

122

Businesses Nearby

21k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 54% Groceries 27% Home Improvements & Furnishings 19%

Iga Groceries

5,810 visits/mo 0.4 miles

Helmly Brothers Ace Hdwe Home Improvements & Furnishings

4,137 visits/mo 0.1 miles

BP Shops & Services

4,103 visits/mo 0.1 miles

Dollar General Shops & Services

3,681 visits/mo 0.3 miles

Family Dollar Shops & Services

3,041 visits/mo 0.1 miles

Demographics for 29047, SC

3,303

Population

2,046

Households

1.6

Avg Household Size

52

Median Age

15%

College-Educated

84%

High-School Grad

64.2 sq mi

ZIP Area

51

Density / Sq Mi

$34,964

Median Household Income

$38,494

Median Earnings

$769

Median Rent

$147,600

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 mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Brick improvements with retail, office, mixed-use, and redevelopment flexibility in a South Carolina small-town setting.

Where is this mixed-use property located?

The property is located at 2725 Cleveland Street Elloree, SC.

What is the asking price?

The asking price for this property is $1,022,000.

What are key features of this property?

This property features: Five buildings totaling 13,900 square feet; 0.9‑acre site in Elloree, SC; Brick construction with hardwood, vinyl, and concrete flooring