Two-Tenant Retail
New
For Sale
$1,900,000
4022 Clemson Boulevard, Anderson, SC 29621
Both suites are occupied under NNN leases with renewal options for each tenant.
Property Size5,350 SF
Lot Size1.23 Acres
Days on Market3
Property Features for 4022 Clemson Boulevard
General Information
Standard status
Active
Size
5,350 SF
Total Parking Spaces
41
Lot size
1.23 Acres
Property subtype
Retail
Occupancy
100%
Financials
Asking Price
$1,900,000
Cap Rate
7%
Building Details
Building Size
5,350 SF
Tenancy
Multi
Listed By:
Rich Bennett
(864) 642-8655
Source:
Mccoywright
Added: Sep 24
Changed: Sep 25
Last Checked: Sep 24 at 2:12PM
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 Rich Bennett
Investment Insights
Based on property information with market context.
This retail property contains two tenant spaces and is fully leased. Agape Care and Adventure Golf Carts each have a five-year lease. Agape Care has two three-year renewal options, while Adventure Golf Carts has two five-year options. Building improvements include a new roof and HVAC systems, and the property was renovated in 2026.
The 1.23-acre site includes 41 parking spaces and is located at 4022 Clemson Boulevard in Anderson, South Carolina. The leases are structured as NNN.
The 1.23-acre site includes 41 parking spaces and is located at 4022 Clemson Boulevard in Anderson, South Carolina. The leases are structured as NNN.
Key Highlights
- Fully leased to two tenants: Agape Care and Adventure Golf Carts
- 1.23‑acre site with 41 parking spaces
- Renovated in 2026 with a new roof and HVAC systems
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
$108,305
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
5.70%
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%
$2,166,100
$2.2M
Cap Rate 7%
$1,547,214
$1.5M
Cap Rate 9%
$1,203,389
$1.2M
Market Conditions
NOI Build-Up for 5,350 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
$160.5K $30.00/SF
− Vacancy
−$5.8K −$1.08/SF
EGI
$154.7K $28.92/SF
− OpEx
−$46.4K −$8.68/SF
NOI
$108.3K $20.24/SF
Area
Anderson County, SC
Vacancy
3.60%
Lease Rate
$30.00 /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%
$2,166,100
Cap Rate 7%
$1,547,214
Cap Rate 9%
$1,203,389
Alternative Uses
Best Use
Retail
$1.55M
$1.35M – $1.81M
NOI $108,305 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$57.93M
$50.68M – $67.58M
NOI $4,054,779 @ 7.0% cap · market cap 213.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
592
Businesses Nearby
Explore this area
Business Placement
Demographics for 29621, SC
44,601
Population
18,960
Households
2.4
Avg Household Size
41
Median Age
39%
College-Educated
94%
High-School Grad
87.1 sq mi
ZIP Area
512
Density / Sq Mi
$71,446
Median Household Income
$41,773
Median Earnings
$1,023
Median Rent
$252,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail property - Both suites are occupied under NNN leases with renewal options for each tenant.
Where is this retail property located?
The property is located at 4022 Clemson Boulevard Anderson, SC.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Fully leased to two tenants: Agape Care and Adventure Golf Carts; 1.23‑acre site with 41 parking spaces; Renovated in 2026 with a new roof and HVAC systems
