Flex Property With Two
For Sale
$130,000
31 McKinney Street, Beech Island, SC 29841
Commercial-zoned site combines a warehouse/shop structure with a separate office or residential building.
Property Size2,500 SF
Lot Size0.77 Acres
Price / SF$52
Days on Market344
Property Features for 31 McKinney Street
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.77 Acres
Property subtype
Commercial
Zoning
Commercial
Additional Details
Highway Access
Yes
Building Details
Building Size
2,500 SF
Year Built
1996
Buildings
2
Listing Agency:
Sherman & Hemstreet Real Estate
(706) 288-1077
Listed By:
Joe Edge · License #282262
(706) 288-1077
Source:
Frankerealproperties
Added: Sep 13, 2025
Changed: Aug 21
Last Checked: Aug 21 at 8:51AM
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 Sherman & Hemstreet Real Estate
Investment Insights
Based on property information with market context.
This flex property includes two buildings situated on adjacent legal parcels totaling 0.77 acres. The 2,500 SF property features a block-constructed warehouse/shop building with a roll-up door and metal entry door. A second structure provides additional space that may serve as an office or single-family residence, as supported by the existing property information. The parcels can be considered separately or together for occupancy or leasing purposes.
The site is in Aiken County, across the Savannah River and minutes from Jefferson Davis Hwy. It is positioned within an established residential district and carries Commercial zoning. The combination of warehouse/shop space and a separate office or residential building supports neighborhood-oriented commercial use, subject to applicable requirements.
The site is in Aiken County, across the Savannah River and minutes from Jefferson Davis Hwy. It is positioned within an established residential district and carries Commercial zoning. The combination of warehouse/shop space and a separate office or residential building supports neighborhood-oriented commercial use, subject to applicable requirements.
Key Highlights
- Two adjacent legal parcels totaling 0.77 acres
- 2,500 SF property with two buildings
- Block‑constructed warehouse/shop building with a roll‑up 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
$11,388
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
8.76%
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%
$227,760
$227.8K
Cap Rate 7%
$162,686
$162.7K
Cap Rate 9%
$126,533
$126.5K
Market Conditions
NOI Build-Up for 2,500 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
$17.4K $6.96/SF
− Vacancy
−$1.1K −$0.45/SF
EGI
$16.3K $6.51/SF
− OpEx
−$4.9K −$1.95/SF
NOI
$11.4K $4.56/SF
Area
Aiken County, SC
Vacancy
6.50%
Lease Rate
$6.96 /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%
$227,760
Cap Rate 7%
$162,686
Cap Rate 9%
$126,533
Alternative Uses
Best Use
Office B
$368.4K
$322.4K – $429.9K
NOI $25,791 @ 7.0% cap · market cap 19.84%
Second Best
Warehouse
$216.2K
$189.2K – $252.2K
NOI $15,133 @ 7.0% cap · market cap 11.64%
Theoretical Best
Office A
$481.9K
$421.7K – $562.2K
NOI $33,732 @ 7.0% cap · market cap 25.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Commercial-zoned site combines a warehouse/shop structure with a separate office or residential building.
Where is this flex space located?
The property is located at 31 McKinney Street Beech Island, SC.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: Two adjacent legal parcels totaling 0.77 acres; 2,500 SF property with two buildings; Block‑constructed warehouse/shop building with a roll‑up door
