Historic Bed & Breakfast with Guest
New
For Sale
$735,000
314 E Home Ave, Hartsville, SC 29550
COMMERCIAL/INDUSTRIAL, Hartsville, SC
Property Size4,015 SF
Lot Size2.10 Acres
Price / SF$183.06
Days on Market6
Property Features for 314 E Home Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
HARTSVILLE
Standard status
Active
Size
4,015 SF
Lot size
2.10 Acres
Building Details
Year built
1892
Listing Agency:
C/B Deborah Gandy · Coldwell Banker Real Estate
(843) 332-5100
Listed By:
Deborah Gandy · License #10799
(843) 229-9736
Added: Aug 18
Changed: Aug 20
Last Checked: Aug 23 at 8:06AM
MLS# 2603382
Copyright © 2026 Pee Dee Realtor Association. 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.
Oak Manor Inn is a bed-and-breakfast property comprising a 4,015-square-foot main residence built in 1892. The inn includes five bedrooms and 5.5 baths, along with the architectural character associated with its historic construction. A separate guest house adds one bedroom, one bath, a kitchen, and a living area to the property’s accommodations.
The property occupies 2.1 acres at 314 E Home Ave in Hartsville, South Carolina. The grounds provide space for outdoor use and private enjoyment, while the additional residence can support guest accommodations, owner occupancy, private quarters, or extended stays as described for the property. Oak Manor Inn is offered as an operating bed-and-breakfast with existing bookings in place.
The property occupies 2.1 acres at 314 E Home Ave in Hartsville, South Carolina. The grounds provide space for outdoor use and private enjoyment, while the additional residence can support guest accommodations, owner occupancy, private quarters, or extended stays as described for the property. Oak Manor Inn is offered as an operating bed-and-breakfast with existing bookings in place.
Key Highlights
- Main inn measures 4,015 square feet and was built in 1892
- Five‑bedroom, 5.5‑bath main inn
- Separate 1BR/1BA guest house with kitchen and living area
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
$25,174
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
3.43%
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%
$503,480
$503.5K
Cap Rate 7%
$359,629
$359.6K
Cap Rate 9%
$279,711
$279.7K
Market Conditions
NOI Build-Up for 4,015 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
$60.2K $15.00/SF
− Vacancy
−$7.2K −$1.80/SF
EGI
$53.0K $13.20/SF
− OpEx
−$27.8K −$6.93/SF
NOI
$25.2K $6.27/SF
Area
Darlington County, SC
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$503,480
Cap Rate 7%
$359,629
Cap Rate 9%
$279,711
Alternative Uses
Best Use
Hotel Hospitality
$359.6K
$314.7K – $419.6K
NOI $25,174 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.43M
$6.50M – $8.66M
NOI $519,802 @ 7.0% cap · market cap 70.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
699
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29550, SC
30,013
Population
13,913
Households
2.2
Avg Household Size
42
Median Age
24%
College-Educated
87%
High-School Grad
208.2 sq mi
ZIP Area
144
Density / Sq Mi
$54,191
Median Household Income
$36,518
Median Earnings
$851
Median Rent
$169,200
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Magnolia Senior Village — 131 Sojourner Wy, Hartsville, SC 29550
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Operating hospitality property with a separate guest residence, established bookings, and historic character on spacious grounds.
Where is this bed & breakfast located?
The property is located at 314 E Home Ave Hartsville, SC.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Main inn measures 4,015 square feet and was built in 1892; Five‑bedroom, 5.5‑bath main inn; Separate 1BR/1BA guest house with kitchen and living area
