Four-Unit
For Sale
$419,000
308 Belvedere Clearwater Rd North, North Augusta, SC 29841
Fully occupied income property with on-site parking, wooded surroundings, and a mix of updated and furnished units.
Property Size3,095 SF
Price / SF$135.38
Days on Market194
Property Features for 308 Belvedere Clearwater Rd North
General Information
Standard status
Active
Size
3,095 SF
Property subtype
Other Special Purpose
Zoning
UD
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Building Size
3,095 SF
Year Built
1965
Listing Agency:
Meybohm Commercial Properties, LLC
(706) 284-8359
Listed By:
Danielle Meikrantz · License #401159
(706) 284-8359
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 31
Last Checked: Aug 31 at 1:58AM
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 Meybohm Commercial Properties, LLC
Investment Insights
Based on property information with market context.
This 3,095 SF quadplex contains four residential units arranged as a duplex at 308 Belvedere Clearwater Road and two separate rear units accessed from Verdery Street. The additional residences include a furnished studio and a one-bedroom, one-bath home. Units 308 A and 308 B have received bathroom, cabinet, flooring, paint, and mini-split HVAC improvements. The property was built in 1965 and is zoned UD.
All four units are occupied. The owner covers water and landscaping, while tenants handle the remaining utilities except for a different arrangement at the furnished studio. The wooded lot provides parking for residents. The property is in North Augusta, near downtown North Augusta and minutes from downtown Augusta, with access from Belvedere Clearwater Road and Verdery Street.
All four units are occupied. The owner covers water and landscaping, while tenants handle the remaining utilities except for a different arrangement at the furnished studio. The wooded lot provides parking for residents. The property is in North Augusta, near downtown North Augusta and minutes from downtown Augusta, with access from Belvedere Clearwater Road and Verdery Street.
Key Highlights
- 3,095 SF quadplex with 4 units
- 100% occupancy across the property
- Unit mix includes a duplex, furnished studio, and 1 bed/1 bath home
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
$28,110
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
6.71%
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%
$562,200
$562.2K
Cap Rate 7%
$401,571
$401.6K
Cap Rate 9%
$312,333
$312.3K
Market Conditions
NOI Build-Up for 3,095 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
$42.7K $13.80/SF
− Vacancy
−$2.6K −$0.83/SF
EGI
$40.2K $12.97/SF
− OpEx
−$12.0K −$3.89/SF
NOI
$28.1K $9.08/SF
Area
Aiken County, SC
Vacancy
5.98%
Lease Rate
$13.80 /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%
$562,200
Cap Rate 7%
$401,571
Cap Rate 9%
$312,333
Alternative Uses
Best Use
Multifamily LT 5
$401.6K
$351.4K – $468.5K
NOI $28,110 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$350.0K
$306.2K – $408.3K
NOI $24,499 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$596.6K
$522.0K – $696.0K
NOI $41,760 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Explore this area
Business Placement
Demographics for 29841, SC
32,919
Population
16,474
Households
2
Avg Household Size
40
Median Age
32%
College-Educated
93%
High-School Grad
31.9 sq mi
ZIP Area
1,032
Density / Sq Mi
$72,811
Median Household Income
$46,447
Median Earnings
$1,050
Median Rent
$186,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied income property with on-site parking, wooded surroundings, and a mix of updated and furnished units.
Where is this quadplex located?
The property is located at 308 Belvedere Clearwater Rd North North Augusta, SC.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: 3,095 SF quadplex with 4 units; 100% occupancy across the property; Unit mix includes a duplex, furnished studio, and 1 bed/1 bath home
