Seneca Duplex Investment
For Sale
Contact for pricing
400 Fox Fire Ct, Seneca, SC 29672
Rare duplex near Bypass in Seneca, SC. Ideal rental portfolio.
Property Size1,918 SF
Price / SF$124.61
Days on Market192
Property Features for 400 Fox Fire Ct
General Information
Standard status
Active
Size
1,918 SF
Class
B
Property subtype
Multifamily
Zoning
RM-16
Building Details
Year Built
1980
Listing Agency:
Clardy Real Estate
(864) 992-7820
Listed By:
Holly Douglas · License #SC 88953
Source:
Crexi
Added: Feb 12
Changed: Aug 8
Last Checked: Aug 8 at 2:54PM
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 Clardy Real Estate
Investment Insights
Based on property information with market context.
This duplex presents a rare investment opportunity, situated just off the Bypass in Seneca. The property includes two units, with no HOA fees. The upstairs unit features 2 bedrooms and 1.5 bathrooms, with a bedroom and full bath on the main floor. The living and dining area is spacious and has LVP flooring. A kitchen and laundry area complete the main floor. Upstairs, there is an additional bedroom and a half bath. This unit also includes a back deck with a storage closet. The downstairs unit offers 1 bedroom and 1 bathroom, plus an additional room suitable for a guest space or office. Laundry hookups and a back patio space are available. The downstairs unit has been recently refreshed. Each unit is equipped with its own utility meters, and tenants are responsible for paying utilities to Seneca Light and Water. The location is central, situated in the heart of the Bypass and approximately 15 minutes from Clemson University. The property size is 1918 square feet.
Key Highlights
- Duplex: Rare investment opportunity for immediate cash flow.
- No HOA fees.
- Prime location: Just off the Bypass, near Clemson University.
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
$17,509
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
7.33%
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%
$350,180
$350.2K
Cap Rate 7%
$250,129
$250.1K
Cap Rate 9%
$194,544
$194.5K
Market Conditions
NOI Build-Up for 1,918 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
$26.5K $13.80/SF
− Vacancy
−$1.5K −$0.76/SF
EGI
$25.0K $13.04/SF
− OpEx
−$7.5K −$3.91/SF
NOI
$17.5K $9.13/SF
Area
Oconee County, SC
Vacancy
5.50%
Lease Rate
$13.80 /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%
$350,180
Cap Rate 7%
$250,129
Cap Rate 9%
$194,544
Alternative Uses
Best Use
Multifamily LT 5
$250.1K
$218.9K – $291.8K
NOI $17,509 @ 7.0% cap · market cap 7.33%
Second Best
Apartment 5plus
$224.6K
$196.5K – $262.0K
NOI $15,721 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$481.5K
$421.3K – $561.7K
NOI $33,703 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 29672, SC
12,703
Population
6,483
Households
2
Avg Household Size
55
Median Age
44%
College-Educated
95%
High-School Grad
39.2 sq mi
ZIP Area
324
Density / Sq Mi
$87,521
Median Household Income
$43,223
Median Earnings
$948
Median Rent
$394,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Rare duplex near Bypass in Seneca, SC. Ideal rental portfolio.
Where is this duplex located?
The property is located at 400 Fox Fire Ct Seneca, SC.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Duplex: Rare investment opportunity for immediate cash flow.; No HOA fees.; Prime location: Just off the Bypass, near Clemson University.
