All-Brick Medical Office
For Sale
Contact for pricing
3115 Brushy Creek Rd, Greer, SC 29650
All-brick medical office building in a professional office park with a 10-year leaseback.
Property Size6,244 SF
Price / SF$353.85
Days on Market196
Property Features for 3115 Brushy Creek Rd
General Information
Standard status
Active
Size
6,244 SF
Property subtype
OFFICE
Building Details
Construction
all-brick
Tenancy
Single
Listing Agency:
Sperry Commercial - South Carolina
(843) 514-0761
Listed By:
Mark Griffin · License ##76772
(864) 525-8562
Source:
Moodyscre
Added: Feb 23
Changed: Aug 23
Last Checked: Jul 23 at 3:52AM
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 Sperry Commercial - South Carolina
Investment Insights
Based on property information with market context.
This all-brick medical office building totals 6,244 square feet and is located within a professional office park setting. The property is offered for sale with a 10-year leaseback in place.
The asset is situated in the Brushy Creek Professional Office Park in Greer, South Carolina, with the current tenant identified as Johnston Orthodontics, a practice described in the remarks as having more than 20 years in operation.
The listing information focuses on the building’s all-brick construction, its medical office use, and the existing leaseback arrangement.
The asset is situated in the Brushy Creek Professional Office Park in Greer, South Carolina, with the current tenant identified as Johnston Orthodontics, a practice described in the remarks as having more than 20 years in operation.
The listing information focuses on the building’s all-brick construction, its medical office use, and the existing leaseback arrangement.
Key Highlights
- All‑brick medical office building totaling 6,244 SF
- Located in Brushy Creek Professional Office Park
- 10‑year leaseback with Johnston Orthodontics (20+ year orthodontic practice)
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
$96,028
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
4.35%
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%
$1,920,560
$1.9M
Cap Rate 7%
$1,371,829
$1.4M
Cap Rate 9%
$1,066,978
$1.1M
Market Conditions
NOI Build-Up for 6,244 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
$143.9K $23.04/SF
− Vacancy
−$15.8K −$2.53/SF
EGI
$128.0K $20.51/SF
− OpEx
−$32.0K −$5.13/SF
NOI
$96.0K $15.38/SF
Area
Greenville County, SC
Vacancy
11.00%
Lease Rate
$23.04 /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%
$1,920,560
Cap Rate 7%
$1,371,829
Cap Rate 9%
$1,066,978
Alternative Uses
Best Use
Office B
$1.37M
$1.20M – $1.60M
NOI $96,028 @ 7.0% cap · market cap 4.35%
Second Best
Healthcare Medical
$294.1K
$257.4K – $343.2K
NOI $20,590 @ 7.0% cap · market cap 0.93%
Theoretical Best
Office A
$2.67M
$2.33M – $3.11M
NOI $186,747 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29650, SC
38,721
Population
17,048
Households
2.3
Avg Household Size
39
Median Age
51%
College-Educated
94%
High-School Grad
18.0 sq mi
ZIP Area
2,151
Density / Sq Mi
$91,640
Median Household Income
$49,567
Median Earnings
$1,344
Median Rent
$332,300
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?
Medical Office Space - All-brick medical office building in a professional office park with a 10-year leaseback.
Where is this medical office space located?
The property is located at 3115 Brushy Creek Rd Greer, SC.
What is the asking price?
The asking price for this property is $2,209,415.
What are key features of this property?
This property features: All‑brick medical office building totaling 6,244 SF; Located in Brushy Creek Professional Office Park; 10‑year leaseback with Johnston Orthodontics (20+ year orthodontic practice)
