Two-Building Flex and Warehouse
For Sale
$249,900
2874 Bamberg Road, Orangeburg, SC 29115
COMMERCIAL/INDUSTRIAL, Orangeburg, SC
Property Size6,000 SF
Lot Size0.59 Acres
Price / SF$41.65
Days on Market228
Property Features for 2874 Bamberg Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Parking
32
Directions
From I-26 take US Hwy 301 towards Orangeburg, turn right at US Hwy 301 by the McDonald's. Stay on Hwy 301 South for 3 miles. At the fork in the road, keep left onto Bamberg Hwy. Continue past the Citgo gas station then turn right onto Zeiglier St. The property is on your left.
Subdivision
Orangeburg County
Standard status
Active
Size
6,000 SF
Lot size
0.59 Acres
Utilities
Cooling system
Central Air
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
South Carolina Realty
(803) 791-3800
Listed By:
John Cuttino
(803) 791-3800
Added: Jan 10
Changed: Aug 19
Last Checked: Aug 26 at 7:06PM
MLS# 624997
Copyright © 2026 Consolidated MLS, SC. 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 property includes two separate buildings designed for flexible commercial use. The first building provides heated and cooled office and retail space served by two separate HVAC systems. The second building is a warehouse with 14-foot ceilings and a floor-to-ceiling warehouse door.
The site is located in Orangeburg, South Carolina near the Highway 4 Citgo and the Orangeburg Flea Market. Zoning is listed as GC.
In addition to 2874 Bamberg Road, the sale includes 139 Zeigler Street (TMS 0140-08-09-003) comprising 0.26 acres, described as adjacent to the side of the main parcel.
The site is located in Orangeburg, South Carolina near the Highway 4 Citgo and the Orangeburg Flea Market. Zoning is listed as GC.
In addition to 2874 Bamberg Road, the sale includes 139 Zeigler Street (TMS 0140-08-09-003) comprising 0.26 acres, described as adjacent to the side of the main parcel.
Key Highlights
- Two separate buildings totaling 3000+/- SF of office/retail plus 3000+/- SF warehouse space
- Office/retail building heated and cooled with two separate HVAC systems
- Warehouse features 14‑foot ceilings and a floor‑to‑ceiling warehouse door
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
$15,350
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
6.14%
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%
$307,000
$307.0K
Cap Rate 7%
$219,286
$219.3K
Cap Rate 9%
$170,556
$170.6K
Market Conditions
NOI Build-Up for 6,000 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
$24.7K $4.12/SF
− Vacancy
−$1.1K −$0.18/SF
EGI
$23.6K $3.94/SF
− OpEx
−$8.3K −$1.38/SF
NOI
$15.3K $2.56/SF
Area
Orangeburg County, SC
Vacancy
4.47%
Lease Rate
$4.12 /SF/Yr
Expense Ratio
35.00%
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%
$307,000
Cap Rate 7%
$219,286
Cap Rate 9%
$170,556
Alternative Uses
Best Use
Office B
$632.6K
$553.5K – $738.0K
NOI $44,280 @ 7.0% cap · market cap 17.72%
Second Best
Warehouse
$480.0K
$420.0K – $560.0K
NOI $33,599 @ 7.0% cap · market cap 13.44%
Theoretical Best
Specialty Retail
$869.2K
$760.6K – $1.01M
NOI $60,847 @ 7.0% cap · market cap 24.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 29115, SC
28,207
Population
14,058
Households
2
Avg Household Size
37
Median Age
19%
College-Educated
78%
High-School Grad
124.6 sq mi
ZIP Area
226
Density / Sq Mi
$34,174
Median Household Income
$26,854
Median Earnings
$779
Median Rent
$95,600
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?
Flex space - Two buildings offer heated office/retail space with two HVAC systems plus a 14-foot-ceiling warehouse with a full-height door.
Where is this flex space located?
The property is located at 2874 Bamberg Road Orangeburg, SC.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two separate buildings totaling 3000+/- SF of office/retail plus 3000+/- SF warehouse space; Office/retail building heated and cooled with two separate HVAC systems; Warehouse features 14‑foot ceilings and a floor‑to‑ceiling warehouse door
