Office/Warehouse Flex Space with Roll-Up
For Sale
$2,499,000
Pending
3095 Soperton Drive, Bluffton, SC 29910
COMMERCIAL - Bluffton, SC
Property Size5,521 SF
Days on Market43
Property Features for 3095 Soperton Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Beaufort Co - Off HHI
Standard status
Pending
Amenities
bar area
conference room
kitchen
laundry room
Listing Agency:
Charter One Realty (063F)
(843) 815-0055
Listed By:
The Bradford Group · License #02114734
(843) 290-8122
Added: Jul 6
Changed: Aug 4
Last Checked: Aug 17 at 6:06PM
MLS# 505046
Copyright © 2026 REsides, Inc. 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.
Built in 2023, this Class A flex space at 3095 Soperton Drive in Bluffton combines dedicated office improvements with a custom warehouse component. The office portion features a grand galley entrance with a custom bar area, a conference room, a corporate master office with a full bath, and over 16 additional offices. The office buildout also includes a full kitchen with dual refrigerators/freezers, a microwave, an oven, and a full laundry room.
The warehouse component totals 1,933 SF and includes an electronic roll-up door. The warehouse has spray-foam insulated ceilings and is climate controlled.
Overall, the layout provides separated office and warehouse areas within a purpose-built office/warehouse complex.
The warehouse component totals 1,933 SF and includes an electronic roll-up door. The warehouse has spray-foam insulated ceilings and is climate controlled.
Overall, the layout provides separated office and warehouse areas within a purpose-built office/warehouse complex.
Key Highlights
- Built in 2023 Class A office/warehouse flex space at 3095 Soperton Drive, Bluffton
- 3,588 SF office buildout with grand galley entrance and custom bar area
- Office amenities include conference room, corporate master office with full bath, and over 16 offices
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
$99,047
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
3.96%
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%
$1,980,940
$2.0M
Cap Rate 7%
$1,414,957
$1.4M
Cap Rate 9%
$1,100,522
$1.1M
Market Conditions
NOI Build-Up for 5,521 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
$165.6K $30.00/SF
− Vacancy
−$13.3K −$2.40/SF
EGI
$152.4K $27.60/SF
− OpEx
−$53.3K −$9.66/SF
NOI
$99.0K $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%
$1,980,940
Cap Rate 7%
$1,414,957
Cap Rate 9%
$1,100,522
Alternative Uses
Best Use
Flex RnD
$1.41M
$1.24M – $1.65M
NOI $99,047 @ 7.0% cap · market cap 3.96%
Second Best
Office B
$1.09M
$950.3K – $1.27M
NOI $76,024 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$1.67M
$1.46M – $1.94M
NOI $116,604 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
87
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 - Built in 2023, this flex space combines dedicated office buildout with a climate-controlled warehouse and an electronic roll-up door.
Where is this flex space located?
The property is located at 3095 Soperton Drive 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 Class A office/warehouse flex space at 3095 Soperton Drive, Bluffton; 3,588 SF office buildout with grand galley entrance and custom bar area; Office amenities include conference room, corporate master office with full bath, and over 16 offices
