Flex Space with Expansion
For Sale
$1,599,000
50 Capital Drive, Hilton Head Island, SC 29926
Light Industrial property combining office, warehouse, storage units, and additional buildable capacity.
Property Size4,000 SF
Lot Size1.50 Acres
Price / SF$399.75
Days on Market8
Property Features for 50 Capital Drive
General Information
Standard status
Active
Size
4,000 SF
Lot size
1.50 Acres
Property subtype
Building
Zoning
IL
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
1,200 SF
Office Build-Out
800 SF
Self-Storage Units
10
Additional Details
Office Units
1
Amenities
Size: 1, OneToThreeAcres
Metal
Concrete
CentralAir, HeatPump, WindowUnits
HeatPump
ListingID: 512159, Standard status: Active
Construction materials: AluminumSiding,Stucco
County: Beaufort, MLS Area (Major): Hilton Head Commercial, Subdivision name: COMM BLDG SO
Building Details
Buildings
2
Listing Agency:
Maxey Blackstream Christie's International Real Estate
(843) 298-1480
Listed By:
John McMahon
(843) 298-1480
Source:
Blackstreaminternational
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 29 at 11:36PM
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 Maxey Blackstream Christie's International Real Estate
Investment Insights
Based on property information with market context.
This Light Industrial (IL) property on Capital Drive includes approximately 1.5 acres and approximately 4,000 square feet of existing improvements. The 1999 main building provides approximately 800 square feet of heated office space with a bathroom and kitchen, along with approximately 1,200 square feet of attached warehouse area and two approximately 10-foot roll-up doors.
A second structure built in 2022 adds 2,000 square feet of storage space arranged as ten 10' x 20' units. The units are leased month-to-month. The property also includes a powered tiny house with window A/C units, which may remain or be removed at the buyer's discretion.
Current zoning allows up to approximately 14,000 square feet of total building area, leaving approximately 10,000 square feet of additional building capacity. The property is located at 50 Capital Drive on Hilton Head Island, within a commercial corridor characterized by commercial and mixed-use businesses.
A second structure built in 2022 adds 2,000 square feet of storage space arranged as ten 10' x 20' units. The units are leased month-to-month. The property also includes a powered tiny house with window A/C units, which may remain or be removed at the buyer's discretion.
Current zoning allows up to approximately 14,000 square feet of total building area, leaving approximately 10,000 square feet of additional building capacity. The property is located at 50 Capital Drive on Hilton Head Island, within a commercial corridor characterized by commercial and mixed-use businesses.
Key Highlights
- Approximately 1.5 acres zoned Light Industrial (IL)
- Approximately 4,000 square feet of existing improvements
- Approximately 800 SF heated office with bathroom and kitchen
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
$71,760
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
4.49%
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%
$1,435,200
$1.4M
Cap Rate 7%
$1,025,143
$1.0M
Cap Rate 9%
$797,333
$797.3K
Market Conditions
NOI Build-Up for 4,000 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
$120.0K $30.00/SF
− Vacancy
−$9.6K −$2.40/SF
EGI
$110.4K $27.60/SF
− OpEx
−$38.6K −$9.66/SF
NOI
$71.8K $17.94/SF
Area
Beaufort County, SC
Vacancy
8.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,435,200
Cap Rate 7%
$1,025,143
Cap Rate 9%
$797,333
Alternative Uses
Best Use
Flex RnD
$1.03M
$897.0K – $1.20M
NOI $71,760 @ 7.0% cap · market cap 4.49%
Second Best
Office B
$786.9K
$688.5K – $918.0K
NOI $55,080 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,480 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Balanced
Demand for This Use
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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Similar Off Market Nearby
- Luce's Mobile Eatery — 614 William Hilton Pkwy, Hilton Head Island, SC 29928
- Signature Catering & Events by SERG — 12 Capital Dr, Hilton Head Island, SC 29926
Frequently Asked Questions
What type of property is this?
Flex space - Light Industrial property combining office, warehouse, storage units, and additional buildable capacity.
Where is this flex space located?
The property is located at 50 Capital Drive Hilton Head Island, SC.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Approximately 1.5 acres zoned Light Industrial (IL); Approximately 4,000 square feet of existing improvements; Approximately 800 SF heated office with bathroom and kitchen
