Historic ADA-Compliant Office
For Sale
$425,000
3339 3339 Meadors Rd, Florence, SC 29501
Commercial or residential zoning accommodates multiple occupancy options in a fully accessible building.
Property Size2,900 SF
Price / SF$146.55
Days on Market286
Property Features for 3339 3339 Meadors Rd
General Information
Standard status
Active
Size
2,900 SF
Total Parking Spaces
10
Property subtype
General Commercial
Additional Details
Sprinkler System
Yes
Amenities
security system
Vinyl, Wood
3
Shingle - Asbestos
Freestanding. City Road, Interstate Service Road, County Road.
Building Details
Year Built
1825
Listing Agency:
(854) 504-4636
Listed By:
Carolina One Real Estate
Source:
Xome
Added: Nov 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:07PM
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 Carolina One Real Estate
Investment Insights
Based on property information with market context.
Built in 1825, this 2,900-square-foot office building combines historic character with ADA-compliant improvements. The layout includes a reception area, six additional rooms, three renovated full bathrooms, a kitchen, and a break room. Six entrances open from a wraparound porch, while two wheelchair ramps and widened interior doors support accessible entry and circulation.
The property provides 10 parking spaces and includes sprinkler and security systems. Three HVAC units were replaced in 2022, and the building has a newer roof. Zoning supports both commercial and residential purposes, offering flexibility for office use or another permitted occupancy. The property is located at 3339 Meadors Rd in Florence, South Carolina, with access from City Road, an interstate service road, and a county road.
The property provides 10 parking spaces and includes sprinkler and security systems. Three HVAC units were replaced in 2022, and the building has a newer roof. Zoning supports both commercial and residential purposes, offering flexibility for office use or another permitted occupancy. The property is located at 3339 Meadors Rd in Florence, South Carolina, with access from City Road, an interstate service road, and a county road.
Key Highlights
- 2,900‑square‑foot building constructed in 1825
- Commercial or residential zoning
- Six entrances and a large wraparound porch
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
$22,883
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
5.38%
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%
$457,660
$457.7K
Cap Rate 7%
$326,900
$326.9K
Cap Rate 9%
$254,256
$254.3K
Market Conditions
NOI Build-Up for 2,900 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
$36.5K $12.60/SF
− Vacancy
−$6.0K −$2.08/SF
EGI
$30.5K $10.52/SF
− OpEx
−$7.6K −$2.63/SF
NOI
$22.9K $7.89/SF
Area
Florence County, SC
Vacancy
16.50%
Lease Rate
$12.60 /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%
$457,660
Cap Rate 7%
$326,900
Cap Rate 9%
$254,256
Alternative Uses
Best Use
Office B
$326.9K
$286.0K – $381.4K
NOI $22,883 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$427.5K
$374.1K – $498.8K
NOI $29,928 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 29501, SC
46,528
Population
20,713
Households
2.2
Avg Household Size
40
Median Age
33%
College-Educated
93%
High-School Grad
52.4 sq mi
ZIP Area
888
Density / Sq Mi
$70,618
Median Household Income
$46,246
Median Earnings
$995
Median Rent
$220,800
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?
Office building - Commercial or residential zoning accommodates multiple occupancy options in a fully accessible building.
Where is this office building located?
The property is located at 3339 3339 Meadors Rd Florence, SC.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,900‑square‑foot building constructed in 1825; Commercial or residential zoning; Six entrances and a large wraparound porch
