Wedding Venue With Open Event
New
For Sale
$2,000,000
3825 Saluda Dam Road, Easley, SC 29640
Commercial/Industrial, Easley, SC
Property Size22,850 SF
Lot Size2.13 Acres
Price / SF$87.53
Days on Market2
Property Features for 3825 Saluda Dam Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
063
Standard status
Active
APN
5150-18-32-6395 R0091822
Lot size
2.13 Acres
Utilities
Heating system
Zoned, Electric (Heating), Forced Air
Water source
Public
Amenities
high-ceiling open space
warming kitchen
cafeteria-style space
three-phase power
Building Details
Flooring type
Concrete, Tile
Building materials
Block, Metal
Listing Agency:
Keller Williams Easley/Powd · Keller Williams Realty
(864) 295-8090
Listed By:
Aaron Bowen · License #86811
(864) 221-8057
Added: Aug 21
Last Checked: Aug 22 at 2:06PM
MLS# 1601586
Copyright © 2026 Greater Greenville Association of Realtors. 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 approximately 22,850-square-foot heated and cooled wedding and event venue occupies 2.13 acres in unincorporated Pickens County. The 15,625-square-foot main level includes an 8,400-square-foot high-ceiling open room measuring 80 by 105 feet, along with eight classrooms or offices, men’s and women’s restrooms, a warming kitchen, and an adjoining cafeteria-style area. The upper level adds approximately 7,225 square feet with 15 additional classrooms or offices.
The 125-by-125-foot building provides a combination of event, office, classroom, kitchen, restroom, and support space. Approximately 140 parking spaces are available through 40 spaces on the property and 100 additional spaces covered by a recorded shared-parking agreement with the neighboring church. The property is approximately six miles from Downtown Greenville, located in an unzoned and unrestricted area, with three-phase power available. Construction includes block and metal materials, with concrete and tile flooring and public water service.
The 125-by-125-foot building provides a combination of event, office, classroom, kitchen, restroom, and support space. Approximately 140 parking spaces are available through 40 spaces on the property and 100 additional spaces covered by a recorded shared-parking agreement with the neighboring church. The property is approximately six miles from Downtown Greenville, located in an unzoned and unrestricted area, with three-phase power available. Construction includes block and metal materials, with concrete and tile flooring and public water service.
Key Highlights
- Approximately 22,850+/- SF heated and cooled building on 2.13+/- acres
- 8,400 SF high‑ceiling open room measuring 80' * 105'
- 15,625+/- SF main level plus approximately 7,225 SF upstairs
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
$76,584
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
3.83%
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%
$1,531,680
$1.5M
Cap Rate 7%
$1,094,057
$1.1M
Cap Rate 9%
$850,933
$850.9K
Market Conditions
NOI Build-Up for 22,850 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
$109.7K $4.80/SF
− Vacancy
−$7.6K −$0.33/SF
EGI
$102.1K $4.47/SF
− OpEx
−$25.5K −$1.12/SF
NOI
$76.6K $3.35/SF
Area
Pickens County, SC
Vacancy
6.90%
Lease Rate
$4.80 /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%
$1,531,680
Cap Rate 7%
$1,094,057
Cap Rate 9%
$850,933
Alternative Uses
Best Use
Mixed Use
$3.38M
$2.96M – $3.94M
NOI $236,498 @ 7.0% cap · market cap 11.82%
Second Best
Office B
$1.09M
$957.3K – $1.28M
NOI $76,584 @ 7.0% cap · market cap 3.83%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
23
Office units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 29640, SC
32,191
Population
14,096
Households
2.3
Avg Household Size
41
Median Age
21%
College-Educated
84%
High-School Grad
85.7 sq mi
ZIP Area
376
Density / Sq Mi
$60,596
Median Household Income
$35,610
Median Earnings
$952
Median Rent
$197,200
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?
Wedding venue - Heated and cooled commercial facility with flexible event, office, classroom, kitchen, restroom, and support areas.
Where is this wedding venue located?
The property is located at 3825 Saluda Dam Road Easley, SC.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Approximately 22,850+/- SF heated and cooled building on 2.13+/- acres; 8,400 SF high‑ceiling open room measuring 80' * 105'; 15,625+/- SF main level plus approximately 7,225 SF upstairs
