Two-Story Office
For Sale
$450,000
386 Spanish Wells Rd Unit B-3, Hilton Head Island, SC 29926
Two-level office property with conference, reception, and storage areas.
Property Size2,175 SF
Days on Market35
Property Features for 386 Spanish Wells Rd Unit B-3
General Information
Standard status
Active
Size
2,175 SF
Class
B
Property subtype
Office
Building Details
Building Size
2,175 SF
Year Built
1986
Stories
2
Listing Agency:
Charter I Commercial
Listed By:
Walter Wilkins
(843) 384-6550
Source:
Naicarolinacharter
Added: Aug 1
Changed: Sep 3
Last Checked: Sep 2 at 2:05PM
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 Charter I Commercial
Investment Insights
Based on property information with market context.
This 2,175-square-foot office building is arranged across two floors. The main level provides approximately 1,500 square feet with office areas, a conference room, reception space, and storage. The upper floor adds approximately 657 square feet of finished space.
The property is located at 386 Spanish Wells Rd in Hilton Head Island, South Carolina. Its multi-level configuration and combination of work, meeting, reception, and storage areas support a range of professional office layouts.
The property is located at 386 Spanish Wells Rd in Hilton Head Island, South Carolina. Its multi-level configuration and combination of work, meeting, reception, and storage areas support a range of professional office layouts.
Key Highlights
- 2,175 SF office building across two floors
- Approximately 1,500 SF on the first floor
- First floor includes office, conference, reception, and storage areas
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
$29,950
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
6.66%
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%
$599,000
$599.0K
Cap Rate 7%
$427,857
$427.9K
Cap Rate 9%
$332,778
$332.8K
Market Conditions
NOI Build-Up for 2,175 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
$47.0K $21.60/SF
− Vacancy
−$7.0K −$3.24/SF
EGI
$39.9K $18.36/SF
− OpEx
−$10.0K −$4.59/SF
NOI
$29.9K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$599,000
Cap Rate 7%
$427,857
Cap Rate 9%
$332,778
Alternative Uses
Best Use
Office B
$427.9K
$374.4K – $499.2K
NOI $29,950 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$656.2K
$574.2K – $765.6K
NOI $45,936 @ 7.0% cap · market cap 10.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 29926, SC
24,832
Population
12,642
Households
2
Avg Household Size
56
Median Age
52%
College-Educated
91%
High-School Grad
28.7 sq mi
ZIP Area
865
Density / Sq Mi
$101,573
Median Household Income
$44,019
Median Earnings
$1,448
Median Rent
$600,300
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 building - Two-level office property with conference, reception, and storage areas.
Where is this office building located?
The property is located at 386 Spanish Wells Rd Unit B-3 Hilton Head Island, SC.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,175 SF office building across two floors; Approximately 1,500 SF on the first floor; First floor includes office, conference, reception, and storage areas
