Mixed-Use Property with
New
For Sale
$130,000
31 McKinney St, Beech Island, SC 29841
Two-building site combines warehouse functionality with a separate residential-style structure suitable for office or household use.
Property Size2,500 SF
Lot Size0.77 Acres
Price / SF$52
Days on Market1
Property Features for 31 McKinney St
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.77 Acres
Additional Details
Highway Access
Yes
Building Details
Year Built
1996
Buildings
2
Construction
block construction
Listing Agency:
Sherman & Hemstreet Real Estate
Listed By:
Joe Edge · License #282262
(706) 288-1077
Source:
Bradberrygarnerrealestate
Added: Sep 6
Last Checked: Sep 6 at 2:41PM
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 mixed-use property includes two buildings positioned on adjacent legal parcels totaling 0.77 acres. The primary structure is a block-construction warehouse and shop with a roll-up door and metal entry door. A separate house provides flexibility for office use or continued single-family occupancy, subject to applicable requirements. The buildings date to 1996.
The property is in Aiken County, across the Savannah River and minutes from Jefferson Davis Hwy. Its established residential setting supports neighborhood-oriented commercial use. The two parcels may be leased separately or together, creating multiple configuration options for an owner or investor.
The property is in Aiken County, across the Savannah River and minutes from Jefferson Davis Hwy. Its established residential setting supports neighborhood-oriented commercial use. The two parcels may be leased separately or together, creating multiple configuration options for an owner or investor.
Key Highlights
- Two adjacent legal parcels totaling 0.77 acres
- Block‑construction warehouse/shop building with roll‑up door
- Separate house suitable for office or single‑family use
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
Mixed Use
$282.1K
$246.8K – $329.1K
NOI $19,744 @ 7.0% cap · market cap 15.19%
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
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building site combines warehouse functionality with a separate residential-style structure suitable for office or household use.
Where is this mixed-use property located?
The property is located at 31 McKinney St 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; Block‑construction warehouse/shop building with roll‑up door; Separate house suitable for office or single‑family use
