Office-Showroom Warehouse
For Sale
$2,475,000
29 Kitties Landing Road, Bluffton, SC 29910
Metal-frame office, showroom, and warehouse building with four roll-up doors and full HVAC on about one acre.
Property Size10,000 SF
Lot Size1.00 Acre
Price / SF$247.50
Days on Market68
Property Features for 29 Kitties Landing Road
General Information
Standard status
Active
Size
10,000 SF
Lot size
1.00 Acre
Property subtype
Retail/Office/Showroom/Warehouse
Zoning
T4HC
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
4
Heavy Power
Yes
Additional Details
Highway Access
Yes
Building Details
Building Size
10,000 SF
Listing Agency:
NAI Carolina Chapter
Listed By:
David Bachelder Jr.
(843) 422-6543
Source:
Naicarolinacharter
Added: Jun 29
Changed: Sep 4
Last Checked: Sep 4 at 3:06AM
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 NAI Carolina Chapter
Investment Insights
Based on property information with market context.
This office/showroom/warehouse building is constructed with a metal frame and metal roof, offering a total layout of approximately one-third office and showroom and two-thirds warehouse space. The warehouse includes ceiling heights ranging from about 12 feet up to 22 feet, supported by four roll-up doors. The building is fully air conditioned and includes spray foam insulation, new gutters, and piping for compressed air.
The property includes substantial power capacity described as 3-phase, 120/240/480 capability. Zoning is noted as T4HC by Beaufort County with an emphasis on manufacturing, and the remarks indicate there are no regime fees. The current occupant is scheduled to be out by the end of June.
The site is available on approximately one acre and is positioned for convenient access to nearby markets including Hilton Head Island, Okatie, Savannah, Beaufort, Hardeeville, and Exit 8 at I-95.
The property includes substantial power capacity described as 3-phase, 120/240/480 capability. Zoning is noted as T4HC by Beaufort County with an emphasis on manufacturing, and the remarks indicate there are no regime fees. The current occupant is scheduled to be out by the end of June.
The site is available on approximately one acre and is positioned for convenient access to nearby markets including Hilton Head Island, Okatie, Savannah, Beaufort, Hardeeville, and Exit 8 at I-95.
Key Highlights
- Approx. 10,000 SF office/showroom/warehouse building on +/- 1 acre in Bluffton with easy access to Hilton Head Island, Okatie, Savannah, Beaufort, Hardeeville, and I‑95 Exit 8
- Metal‑frame construction with a metal roof, 4 roll‑up doors, and full HVAC throughout
- Power features include 3‑phase service with 120/240/480 capability, plus compressed‑air piping
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
$179,400
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
7.25%
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%
$3,588,000
$3.6M
Cap Rate 7%
$2,562,857
$2.6M
Cap Rate 9%
$1,993,333
$2.0M
Market Conditions
NOI Build-Up for 10,000 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
$300.0K $30.00/SF
− Vacancy
−$24.0K −$2.40/SF
EGI
$276.0K $27.60/SF
− OpEx
−$96.6K −$9.66/SF
NOI
$179.4K $17.94/SF
Area
Beaufort County, SC
Vacancy
8.00%
Lease Rate
$30.00 /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%
$3,588,000
Cap Rate 7%
$2,562,857
Cap Rate 9%
$1,993,333
Alternative Uses
Best Use
Flex RnD
$2.56M
$2.24M – $2.99M
NOI $179,400 @ 7.0% cap · market cap 7.25%
Second Best
Office B
$1.97M
$1.72M – $2.30M
NOI $137,700 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$3.02M
$2.64M – $3.52M
NOI $211,200 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
4
Drive-in doors
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 29910, SC
49,140
Population
21,169
Households
2.3
Avg Household Size
41
Median Age
46%
College-Educated
95%
High-School Grad
104.4 sq mi
ZIP Area
471
Density / Sq Mi
$96,122
Median Household Income
$41,829
Median Earnings
$1,848
Median Rent
$420,200
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 - Metal-frame office, showroom, and warehouse building with four roll-up doors and full HVAC on about one acre.
Where is this flex space located?
The property is located at 29 Kitties Landing Road Bluffton, SC.
What is the asking price?
The asking price for this property is $2,475,000.
What are key features of this property?
This property features: Approx. 10,000 SF office/showroom/warehouse building on +/- 1 acre in Bluffton with easy access to Hilton Head Island, Okatie, Savannah, Beaufort, Hardeeville, and I‑95 Exit 8; Metal‑frame construction with a metal roof, 4 roll‑up doors, and full HVAC throughout; Power features include 3‑phase service with 120/240/480 capability, plus compressed‑air piping
