Split-Opportunity Office
For Sale
$390,000
327 Main St #Floors 6 & 8, Greenwood, SC 29646
Sixth and eighth-floor office space in The Grier Building, totaling 1,800+ square feet, with 8th-floor access to basement and roof.
Property Size1,817 SF
Price / SF$216.67
Days on Market15
Property Features for 327 Main St #Floors 6 & 8
General Information
Standard status
Active
Size
1,817 SF
Property subtype
Unassigned
Building Details
Building Size
1,817 SF
Year Built
1922
Listing Agency:
GREENWOOD REALTY INC
(864) 388-0202
Listed By:
Amy McAlister · License #129159
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 8
Last Checked: Aug 9 at 4:55AM
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 GREENWOOD REALTY INC
Investment Insights
Based on property information with market context.
Own office space on the sixth and eighth floors of The Grier Building at 327 Main St in Greenwood, SC. The offering is presented as an open, flexible layout totaling 1,800+ square feet, designed to be adapted to a variety of office and live/work concepts. The 8th floor includes unique access to both the basement and the roof, creating additional options for layout and customization.
The building is positioned in downtown Greenwood, with the property described as within walking distance to Uptown Greenwood and surrounding shops, dining, and local attractions.
The seller notes the space can be split, providing flexibility for investors or end users who want to acquire the floors individually or together.
The building is positioned in downtown Greenwood, with the property described as within walking distance to Uptown Greenwood and surrounding shops, dining, and local attractions.
The seller notes the space can be split, providing flexibility for investors or end users who want to acquire the floors individually or together.
Key Highlights
- Sixth and eighth‑floor office space in The Grier Building at 327 Main Street, totaling 1,800+ SF
- 8th floor includes unique access to both the basement and the roof
- 8th‑floor space and 6th‑floor space can be split and purchased separately for flexibility
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
$30,714
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
7.88%
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%
$614,280
$614.3K
Cap Rate 7%
$438,771
$438.8K
Cap Rate 9%
$341,267
$341.3K
Market Conditions
NOI Build-Up for 1,800 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
$48.4K $26.88/SF
− Vacancy
−$7.4K −$4.13/SF
EGI
$41.0K $22.75/SF
− OpEx
−$10.2K −$5.69/SF
NOI
$30.7K $17.06/SF
Area
Greenwood County, SC
Vacancy
15.36%
Lease Rate
$26.88 /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%
$614,280
Cap Rate 7%
$438,771
Cap Rate 9%
$341,267
Alternative Uses
Best Use
Office B
$438.8K
$383.9K – $511.9K
NOI $30,714 @ 7.0% cap · market cap 7.88%
Second Best
Mixed Use
$254.6K
$222.8K – $297.0K
NOI $17,820 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$565.4K
$494.8K – $659.7K
NOI $39,581 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 29646, SC
26,783
Population
12,316
Households
2.2
Avg Household Size
40
Median Age
20%
College-Educated
84%
High-School Grad
101.4 sq mi
ZIP Area
264
Density / Sq Mi
$41,669
Median Household Income
$37,556
Median Earnings
$818
Median Rent
$130,900
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?
Office units - Sixth and eighth-floor office space in The Grier Building, totaling 1,800+ square feet, with 8th-floor access to basement and roof.
Where is this office units located?
The property is located at 327 Main St #Floors 6 & 8 Greenwood, SC.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Sixth and eighth‑floor office space in The Grier Building at 327 Main Street, totaling 1,800+ SF; 8th floor includes unique access to both the basement and the roof; 8th‑floor space and 6th‑floor space can be split and purchased separately for flexibility
