Class A Office/Warehouse
For Sale
$2,499,000
Pending
3095 Soperton Dr, Bluffton, SC
Luxury office and warehouse space built in 2023.
Property Size5,562 SF
Days on Market181
Property Features for 3095 Soperton Dr
General Information
Standard status
Pending
Size
5,562 SF
Listing Agency:
Charter One Realty
(843) 290-8121
Listed By:
The Bradford Group · License #63414
(843) 290-8121
Source:
Exprealty
Added: Feb 24
Changed: Aug 23
Last Checked: Aug 9 at 3:10PM
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 Charter One Realty
Investment Insights
Based on property information with market context.
Constructed in 2023, this Class A mixed-use property features both office and warehouse space. The office area spans 3588 square feet and includes a grand galley entrance with a custom bar area, a conference room, and a corporate master office with a full bath. The office space also incorporates over 16 additional offices, a custom full kitchen with dual refrigerators/freezers, microwave, oven, and a full laundry room. The warehouse component provides 1933 square feet of space, featuring an electronic roll-up door, spray-foam insulated ceilings, and climate control. The property includes upgrades throughout.
Key Highlights
- Built in 2023: Modern, new construction office/warehouse complex.
- 3588 sqft of luxury office space: Includes a grand galley entrance with custom bar, conference room, corporate master office with full bath, and over 16 offices.
- Custom full kitchen and laundry room: Equipped with dual refrigerators/freezers, microwave, oven, and laundry facilities.
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
$76,589
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
3.06%
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%
$1,531,780
$1.5M
Cap Rate 7%
$1,094,129
$1.1M
Cap Rate 9%
$850,989
$851.0K
Market Conditions
NOI Build-Up for 5,562 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
$120.1K $21.60/SF
− Vacancy
−$18.0K −$3.24/SF
EGI
$102.1K $18.36/SF
− OpEx
−$25.5K −$4.59/SF
NOI
$76.6K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,531,780
Cap Rate 7%
$1,094,129
Cap Rate 9%
$850,989
Alternative Uses
Best Use
Office B
$1.09M
$957.4K – $1.28M
NOI $76,589 @ 7.0% cap · market cap 3.06%
Second Best
Mixed Use
$997.6K
$872.9K – $1.16M
NOI $69,831 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,469 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
978
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Luxury office and warehouse space built in 2023.
Where is this mixed-use property located?
The property is located at 3095 Soperton Dr Bluffton, SC.
What is the asking price?
The asking price for this property is $2,499,000.
What are key features of this property?
This property features: Built in 2023: Modern, new construction office/warehouse complex.; 3588 sqft of luxury office space: Includes a grand galley entrance with custom bar, conference room, corporate master office with full bath, and over 16 offices.; Custom full kitchen and laundry room: Equipped with dual refrigerators/freezers, microwave, oven, and laundry facilities.
