Building Details

Floors in Building 1

Flooring type Vinyl, Hardwood, Concrete

Building materials Brick

Listing Agency: Lake Homes Realty Elloree Show Phone

Listed By: Kristie Anderson · License #84736 Show Phone

Added: Mar 26 Changed: Aug 4 Last Checked: Aug 13 at 4:06AM

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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 Elloree commercial property includes five buildings totaling 13,900 square feet on 0.9 acres. Brick construction is complemented by vinyl, hardwood, and concrete flooring, with electric heating and central air conditioning. Public water and public sewer serve the property. The building group offers flexibility for retail, office, mixed-use, or redevelopment concepts.

Located at 2725 Cleveland Street in Elloree, the property is positioned near Lake Marion and provides access to both I-95 and I-26. The surrounding setting combines a small-town environment with connections to regional travel corridors and a nearby recreational destination.

Key Highlights

• Five buildings totaling 13,900 square feet
• Situated on 0.9 acres in Elloree, SC
• Supports retail, office, mixed‑use, or redevelopment concepts

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

Office B

$1.47M

$1.28M – $1.71M (±1% cap)

NOI $102,582 @ 7.0% cap · market cap 10.04%

Second Best

Retail

$1.17M

$1.03M – $1.37M (±1% cap)

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

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

Property Profile

Current Use

Retail space

Suggested Use

Top Pick Building Supply Storage Facility Grocery & Convenience Store (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

Explore this area Business Placement

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 Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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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 - Commercial assemblage supports retail, office, mixed-use, or redevelopment concepts within a 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; Situated on 0.9 acres in Elloree, SC; Supports retail, office, mixed‑use, or redevelopment concepts