Two-Home Multifamily
For Sale
$465,000
4744 Pauley Swamp Rd., Conway, SC 29527
MULTI-FAMILY, Conway, SC
Property Size2,997 SF
Lot Size4.24 Acres
Price / SF$155.16
Days on Market16
Property Features for 4744 Pauley Swamp Rd.
General Information
Property type
Residential Multi Family
Property subtype
Other
Elementary school
South Conway Elementary School
Middle school
Whittemore Park Middle School
High school
Conway High School
Subdivision
02A Loris Area--central includes city of Loris
Standard status
Active
Size
2,997 SF
Lot size
4.24 Acres
Utilities
Utilities
Cable Available
Building Details
Year built
1985
Number of units
2
Listing Agency:
Sloan Realty Group
(843) 213-1346
Listed By:
Blake Sloan
(843) 222-9265
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 5:06PM
MLS# 2621397
Copyright © 2026 Coastal Carolina 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 multifamily property includes two separate residences totaling 2,997 square feet: a 3-bedroom, 2-bathroom mobile home and a newly built 2-bedroom, 2-bathroom residential home. Both dwellings occupy a 4.24-acre parcel, creating substantial separation between the homes and room for outdoor use, gardening, recreational equipment, or personal enjoyment. Cable is available.
The property is located in Conway, with downtown, restaurants, shopping, schools, and the Conway Riverwalk within easy reach. Myrtle Beach and the Grand Strand are also a short drive away, while access to major roads supports travel throughout the surrounding area and toward the coast.
The property is located in Conway, with downtown, restaurants, shopping, schools, and the Conway Riverwalk within easy reach. Myrtle Beach and the Grand Strand are also a short drive away, while access to major roads supports travel throughout the surrounding area and toward the coast.
Key Highlights
- 4.24‑acre parcel with two separate residences
- 3‑bedroom, 2‑bathroom mobile home included
- Newly built 2‑bedroom, 2‑bathroom residential home
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
$27,666
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
5.95%
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%
$553,320
$553.3K
Cap Rate 7%
$395,229
$395.2K
Cap Rate 9%
$307,400
$307.4K
Market Conditions
NOI Build-Up for 2,997 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
$52.5K $17.52/SF
− Vacancy
−$2.2K −$0.74/SF
EGI
$50.3K $16.78/SF
− OpEx
−$22.6K −$7.55/SF
NOI
$27.7K $9.23/SF
Area
Horry County, SC
Vacancy
4.20%
Lease Rate
$17.52 /SF/Yr
Expense Ratio
45.00%
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%
$553,320
Cap Rate 7%
$395,229
Cap Rate 9%
$307,400
Alternative Uses
Best Use
Apartment 5plus
$395.2K
$345.8K – $461.1K
NOI $27,666 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$759.6K
$664.6K – $886.2K
NOI $53,169 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 29527, SC
26,343
Population
11,447
Households
2.3
Avg Household Size
42
Median Age
14%
College-Educated
86%
High-School Grad
155.1 sq mi
ZIP Area
170
Density / Sq Mi
$53,078
Median Household Income
$32,294
Median Earnings
$962
Median Rent
$197,000
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?
Multifamily property - Two separate residences provide flexible living arrangements on a spacious Conway acreage parcel.
Where is this multifamily property located?
The property is located at 4744 Pauley Swamp Rd. Conway, SC.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: 4.24‑acre parcel with two separate residences; 3‑bedroom, 2‑bathroom mobile home included; Newly built 2‑bedroom, 2‑bathroom residential home
