Commercial Building with Established
For Sale
Contact for pricing
28 Main St, Piedmont, SC 29673
Freestanding commercial building with established lawn mower sales and repair.
Property Size1,200 SF
Lot Size0.15 Acres
Price / SF$187.50
Days on Market196
Property Features for 28 Main St
General Information
Standard status
Active
Size
1,200 SF
Lot size
0.15 Acres
Property subtype
Mixed Use, Land
Investment Type
Owner/User
Net Operating Income
$100,000
Listing Agency:
Keller Williams Greenville Upstate
(864) 234-7500
Listed By:
Richard Garrick · License #145130
Source:
Crexi
Added: Jan 27
Changed: Aug 8
Last Checked: Aug 10 at 1:15PM
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 Keller Williams Greenville Upstate
Investment Insights
Based on property information with market context.
This offering features a freestanding commercial building with an established lawn mower sales and repair business. The property is situated on approximately 0.15 acres with frontage on Main Street. The site has an irregular but efficient layout, on-site parking, and an outdoor equipment display area. The main commercial building provides approximately 1,200 square feet of space, including a repair bay with two mower lifts, an office, a customer reception area, and a dedicated parts storage area. Additionally, there is a separate storage/warehouse building providing approximately 400 square feet of space. The property benefits from strong signage, easy access, and consistent traffic exposure on a highly visible Main Street corridor.
Key Highlights
- Established lawn mower sales and repair business included in sale (owner retiring).
- Highly visible Main Street location with strong signage and consistent traffic.**
- Freestanding commercial building with dedicated repair bay (two mower lifts).**
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
$17,782
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
7.90%
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%
$355,640
$355.6K
Cap Rate 7%
$254,029
$254.0K
Cap Rate 9%
$197,578
$197.6K
Market Conditions
NOI Build-Up for 1,200 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
$26.4K $21.96/SF
− Vacancy
−$949 −$0.79/SF
EGI
$25.4K $21.17/SF
− OpEx
−$7.6K −$6.35/SF
NOI
$17.8K $14.82/SF
Area
Greenville County, SC
Vacancy
3.60%
Lease Rate
$21.96 /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%
$355,640
Cap Rate 7%
$254,029
Cap Rate 9%
$197,578
Alternative Uses
Best Use
Retail
$254.0K
$222.3K – $296.4K
NOI $17,782 @ 7.0% cap · market cap 7.90%
Second Best
Warehouse
$80.2K
$70.2K – $93.6K
NOI $5,615 @ 7.0% cap · market cap 2.50%
Theoretical Best
Office A
$512.7K
$448.6K – $598.2K
NOI $35,890 @ 7.0% cap · market cap 15.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29673, SC
29,898
Population
12,585
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
87%
High-School Grad
70.6 sq mi
ZIP Area
423
Density / Sq Mi
$69,630
Median Household Income
$42,742
Median Earnings
$1,024
Median Rent
$225,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Saylers & Son’s automotive — 212 Anderson St, Piedmont, SC 29673
- Juniors Tire Center — 206 Piedmont Hwy, Piedmont, SC 29673
- CLS Trailer and Auto Repair — 150 Saluda Dr, Piedmont, SC 29673
- HP mobile tire service — 26 Piedmont Hwy, Piedmont, SC 29673
- Flanagan's Truck Service — 254 Bessie Rd, Piedmont, SC 29673
Frequently Asked Questions
What type of property is this?
Auto shop - Freestanding commercial building with established lawn mower sales and repair.
Where is this auto shop located?
The property is located at 28 Main St Piedmont, SC.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Established lawn mower sales and repair business included in sale (owner retiring).; Highly visible Main Street location with strong signage and consistent traffic.**; Freestanding commercial building with dedicated repair bay (two mower lifts).**
