Duplex with Two-Bedroom
For Sale
$285,000
33 Nesbitt Drive, Inman, SC 29349
MULTIFAMILY, Inman, SC
Property Size2,090 SF
Lot Size1.00 Acre
Price / SF$136.36
Days on Market95
Property Features for 33 Nesbitt Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
County
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4
Parking features
Driveway
Elementary school
2-Hendrix Elem
Middle school
2-Boiling Springs
High school
2-Boiling Springs
Elementary school district
2 Sptbg Co
Middle school district
2 Sptbg Co
High school district
2 Sptbg Co
Directions
US-176 Toward Inman, Turn left onto S60/John Dodd Rd, 1.9 miles, turn onto Nesbitt Drive
Subdivision
Inman
Standard status
Active
Size
2,090 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2392
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Central Air, Heat Pump
Water source
Public
Amenities
central heat and air
Dishwasher
patio
range
refrigerator
storage room
washer & dryer connections
Building Details
Year built
1979
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
The W Lewis White Co Inc
(864) 542-8008
Listed By:
Claude Saleeby
(864) 542-4759
Added: May 27
Changed: Aug 21
Last Checked: Aug 29 at 2:06AM
MLS# 337585
Copyright © 2026 Spartanburg Association of REALTORS, Inc. 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 1979 duplex contains 2,090 square feet across two residential units, with approximately 1,045 square feet per side. Each unit includes two bedrooms, a kitchen equipped with a range, refrigerator, dishwasher, and washer and dryer connections, plus a patio and storage room. Central air and heat pump systems support year-round climate control. Both units are leased, and the property includes a driveway, public water, and septic service on a 1-acre parcel.
The property is located in Inman, approximately 2 miles from I-26, 4 miles from I-85, 5 miles from USC Upstate, 7 miles from Costco, and 3.7 miles from Hendrix Elementary School in Boiling Springs. County zoning applies, with access to shopping, downtown Spartanburg, and Greenville within the surrounding area.
The property is located in Inman, approximately 2 miles from I-26, 4 miles from I-85, 5 miles from USC Upstate, 7 miles from Costco, and 3.7 miles from Hendrix Elementary School in Boiling Springs. County zoning applies, with access to shopping, downtown Spartanburg, and Greenville within the surrounding area.
Key Highlights
- Two‑unit duplex with 2,090 square feet on a 1‑acre parcel
- Each unit offers 2 bedrooms and approximately 1,045 square feet
- Both sides are leased
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
$18,680
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
6.55%
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%
$373,600
$373.6K
Cap Rate 7%
$266,857
$266.9K
Cap Rate 9%
$207,556
$207.6K
Market Conditions
NOI Build-Up for 2,090 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
$28.1K $13.44/SF
− Vacancy
−$1.4K −$0.67/SF
EGI
$26.7K $12.77/SF
− OpEx
−$8.0K −$3.83/SF
NOI
$18.7K $8.94/SF
Area
Spartanburg County, SC
Vacancy
5.00%
Lease Rate
$13.44 /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%
$373,600
Cap Rate 7%
$266,857
Cap Rate 9%
$207,556
Alternative Uses
Best Use
Multifamily LT 5
$266.9K
$233.5K – $311.3K
NOI $18,680 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$245.8K
$215.1K – $286.8K
NOI $17,207 @ 7.0% cap · market cap 6.04%
Theoretical Best
Warehouse
$1.62M
$1.42M – $1.89M
NOI $113,576 @ 7.0% cap · market cap 39.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 29349, SC
36,458
Population
15,118
Households
2.4
Avg Household Size
41
Median Age
22%
College-Educated
87%
High-School Grad
76.9 sq mi
ZIP Area
474
Density / Sq Mi
$74,363
Median Household Income
$42,604
Median Earnings
$917
Median Rent
$233,400
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Well-maintained duplex with leased units, individual patios, storage, and central HVAC serving each side.
Where is this duplex located?
The property is located at 33 Nesbitt Drive Inman, SC.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,090 square feet on a 1‑acre parcel; Each unit offers 2 bedrooms and approximately 1,045 square feet; Both sides are leased
