All-Brick Duplex with Rental
For Sale
$700,000
520 Boundary Ave., Murrells Inlet, SC 29576
Two-bedroom, two-bath units offer separate electric meters and month-to-month tenancy.
Property Size2,781 SF
Price / SF$251.71
Days on Market30
Property Features for 520 Boundary Ave.
General Information
Standard status
Active
Size
2,781 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1984
Buildings
1
Construction
all-brick
Tenancy
Multi
Listing Agency:
Bh & G Elliott Coastal Living
(843) 438-6959
Listed By:
INNOVATE Real Estate
(843) 438-6959
Source:
Darrenwoodard
Added: Aug 2
Changed: Aug 31
Last Checked: Aug 31 at 3:00PM
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 Bh & G Elliott Coastal Living
Investment Insights
Based on property information with market context.
Built in 1984, this all-brick duplex contains two two-bedroom, two-bath residences. Each unit has a generously configured kitchen with substantial cabinet and counter space, while separate electric meters support distinct utility management. The property is maintained without an HOA and shares one water meter.
Both residences currently have established long-term tenants on month-to-month leases. Short-term rentals are permitted, allowing the property to accommodate either traditional tenancy or vacation-rental use. The duplex is located at 520 Boundary Ave. in Murrells Inlet, within the Grand Strand area and near beaches, shopping, dining, and entertainment.
Both residences currently have established long-term tenants on month-to-month leases. Short-term rentals are permitted, allowing the property to accommodate either traditional tenancy or vacation-rental use. The duplex is located at 520 Boundary Ave. in Murrells Inlet, within the Grand Strand area and near beaches, shopping, dining, and entertainment.
Key Highlights
- Two‑bedroom, two‑bath duplex with all‑brick construction
- Built in 1984 at 520 Boundary Ave., Murrells Inlet, SC 29576
- Established long‑term tenants occupy both units on month‑to‑month leases
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
$28,406
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
4.06%
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%
$568,120
$568.1K
Cap Rate 7%
$405,800
$405.8K
Cap Rate 9%
$315,622
$315.6K
Market Conditions
NOI Build-Up for 2,781 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
$42.7K $15.36/SF
− Vacancy
−$2.1K −$0.77/SF
EGI
$40.6K $14.59/SF
− OpEx
−$12.2K −$4.38/SF
NOI
$28.4K $10.21/SF
Area
Horry County, SC
Vacancy
5.00%
Lease Rate
$15.36 /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%
$568,120
Cap Rate 7%
$405,800
Cap Rate 9%
$315,622
Alternative Uses
Best Use
Multifamily LT 5
$405.8K
$355.1K – $473.4K
NOI $28,406 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$366.7K
$320.9K – $427.9K
NOI $25,672 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$704.8K
$616.7K – $822.3K
NOI $49,337 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 29576, SC
32,476
Population
22,097
Households
1.5
Avg Household Size
61
Median Age
32%
College-Educated
96%
High-School Grad
30.5 sq mi
ZIP Area
1,065
Density / Sq Mi
$70,343
Median Household Income
$36,352
Median Earnings
$1,467
Median Rent
$315,700
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 - Two-bedroom, two-bath units offer separate electric meters and month-to-month tenancy.
Where is this duplex located?
The property is located at 520 Boundary Ave. Murrells Inlet, SC.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath duplex with all‑brick construction; Built in 1984 at 520 Boundary Ave., Murrells Inlet, SC 29576; Established long‑term tenants occupy both units on month‑to‑month leases
