Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Tractor Supply Investment Opportunity Title is generated by Realmo AI

    391 N Main St, Woodruff, SC 29388

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    Long-term lease with investment-grade tenant Tractor Supply Company.

    Type:Retail
    Property size:
    18,600 SF
    Price / SF:
    $252/SF
    Added:
    Oct 13, 2025
    Days on Market:
    218
    Last Refresh:
    Mar 16 at 1:28 pm

    Property Features for 391 N Main St

    General Information

    Standard status
    Active
    Size
    18,600 SF
    Property subtype
    Retail

    We can help!

    Listing Contact
    Michael Watson

    Listing agent Michael Watson License #395778

    Listing office Avison Young - Atlanta

    Listing date Oct 13, 2025

    Source Crexi

    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 Avison Young - Atlanta

    HighLights

    • Long‑term lease with Tractor Supply Company (10 years remaining).
    • Investment‑grade tenant (Baa1/BBB) provides peace of mind.
    • Essential retailer that thrived during the COVID‑19 pandemic, offering stability.
    • Located near the world’s largest Michelin distribution facility.
    • Surrounded by destination retailers (Food Lion, CVS, Walgreens, McDonald’s).
    • Located within two miles of Woodruff’s schools serving 2,000+ students.

    Overview

    This commercial real estate investment opportunity features a long-term lease with Tractor Supply Company, which is an investment-grade tenant with a Baa1/BBB rating. Tractor Supply Company has over 2,300 locations nationwide. The tenant is an essential retailer that maintained stability during the COVID-19 pandemic. The lease has 10 years remaining. The property is located 10 minutes from the world’s largest Michelin distribution facility and within two miles of Woodruff’s schools, which serve over 2,000 students. Destination retailers such as Food Lion, CVS, Walgreens, and McDonald’s surround the property. Downtown Greenville is 30 minutes away, enhancing its regional appeal. The property size is 18,600 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Zaxby's Chicken Fingers ... Restaurant Tractor Supply Co. Pet Store & Service TSC Dog Wash (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Woodruff
    County
    Spartanburg
    State
    South Carolina
    Longitude
    -82.04219
    Latitude
    34.74515

    Nearby Similar for Sale

    • $499,900

      New Duplex Near BMW Plant

      New construction duplex in Woodruff, SC, near BMW plant.
      1717 Edwards Road, Woodruff, SC 29388
      View Details
    • $925,000

      Mobile Home Portfolio For Sale

      Eleven tenant-occupied mobile homes in Upstate South Carolina.
      1442 Bobcat Lane, Woodruff, SC 29388
      View Details
    • $375,000

      Woodruff SC Multifamily Investment

      Six-unit apartment complex in Woodruff, South Carolina with tenants.
      326 Irby Street, Woodruff, SC 29388
      View Details
    • $639,900
      4,900 SF

      Renovated Victorian Estate with Commercial Potential

      Grand 7BR/7.5BA Victorian, fully renovated, suitable for various commercial uses.
      515 North Main Street, Woodruff, SC 29388
      View Details
    • $175,000
      2,792 SF

      Highway 221 Development Opportunity

      2,792 SF building on heavily traveled Highway 221.
      12117 Highway 221, Woodruff, SC 29388
      View Details
    • $499,000
      200 SF

      Downtown Woodruff Storefront For Sale

      2200 SF storefront in downtown Woodruff, fully rehabbed.
      114 N Main Street, Woodruff, SC 29388
      View Details

    FAQs

    What type of property is this?
    Retail space - Long-term lease with investment-grade tenant Tractor Supply Company.
    Where is this retail space located?
    The property is located at 391 N Main St Woodruff, SC.
    What is the asking price?
    The asking price for this property is $4,690,000.
    What are key features of this property?
    This property features: Long‑term lease with Tractor Supply Company (10 years remaining).; Investment‑grade tenant (Baa1/BBB) provides peace of mind.; Essential retailer that thrived during the COVID‑19 pandemic, offering stability.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Michael Watson
    Real Estate License ID: 395778
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    391 N Main St, Woodruff, SC 29388
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!