Office Units with Split
For Sale
$390,000
327 Main St, Greenwood, SC 29646
COMMERCIAL - Other - Greenwood, SC
Property Size1,817 SF
Price / SF$214.64
Days on Market102
Property Features for 327 Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Grier Building
Directions
Uptown Greenwood on Main Street.
Standard status
Active
Size
1,817 SF
Building Details
Year built
1922
Building materials
Masonite
Roof type
Tar/Gravel
Architectural style
Other
Listing Agency:
GREENWOOD REALTY INC
(864) 388-0202
Listed By:
Amy Mcalister · License #129159
(864) 388-0202
Added: May 12
Changed: Aug 4
Last Checked: Aug 21 at 3:06PM
MLS# 11742499
Copyright © 2026 My State MLS. 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.
This offering includes the sixth and eighth floors of The Grier Building, providing 1,817 square feet of open, adaptable space. The property supports planning for office, live-work, residential, or business use, depending on the buyer’s vision. The eighth floor includes access to both the basement and roof, adding functional flexibility for future customization. The two floors may also be acquired separately, allowing the configuration to suit an individual user or investor.
Built in 1922, the building features Masonite construction and a tar-and-gravel roof. The property is located at 327 Main St in downtown Greenwood, within walking distance of Uptown Greenwood’s shops, restaurants, arts venues, and museum.
Built in 1922, the building features Masonite construction and a tar-and-gravel roof. The property is located at 327 Main St in downtown Greenwood, within walking distance of Uptown Greenwood’s shops, restaurants, arts venues, and museum.
Key Highlights
- 1,817 square feet across the sixth and eighth floors
- Eighth‑floor access to both the basement and roof
- Sixth and eighth floors can be purchased separately
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
$31,004
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
7.95%
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%
$620,080
$620.1K
Cap Rate 7%
$442,914
$442.9K
Cap Rate 9%
$344,489
$344.5K
Market Conditions
NOI Build-Up for 1,817 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
$48.8K $26.88/SF
− Vacancy
−$7.5K −$4.13/SF
EGI
$41.3K $22.75/SF
− OpEx
−$10.3K −$5.69/SF
NOI
$31.0K $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%
$620,080
Cap Rate 7%
$442,914
Cap Rate 9%
$344,489
Alternative Uses
Best Use
Office B
$442.9K
$387.6K – $516.7K
NOI $31,004 @ 7.0% cap · market cap 7.95%
Second Best
Mixed Use
$257.0K
$224.9K – $299.8K
NOI $17,988 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$570.8K
$499.4K – $665.9K
NOI $39,955 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
914
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 - Two downtown floors provide adaptable space for office, live-work, residential, or business use.
Where is this office units located?
The property is located at 327 Main St 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: 1,817 square feet across the sixth and eighth floors; Eighth‑floor access to both the basement and roof; Sixth and eighth floors can be purchased separately
