Listing Agency: Southern Visions Realty I LLC Show Phone

Listed By: Doug Wilkes · License #61261 Show Phone

Added: Jun 1 Changed: Sep 10 Last Checked: Sep 10 at 8:06PM

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MLS# 635394

Copyright © 2026 Consolidated MLS, SC. 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 automotive property provides approximately 7,000 SF across commercial work areas, covered storage, and live/work improvements on 2.96 acres. The primary 80-by-50-foot building includes four insulated 12-foot overhead doors, an open service area, reinforced flooring, LED lighting, finished walls, an office, a break area, a full bathroom, and upstairs quarters or office space. Two automotive lifts convey with the property.

Additional improvements include an 18-by-80-foot lean-to with 1,440 SF, an 18-by-30-foot lean-to with 540 SF, and a 24-by-24-foot pole building totaling 576 SF. The lean-tos offer 14-foot clearance, while the rear building provides 13-foot clearance. Located along Augusta Highway in Leesville, the site includes private well and septic service, parking and vehicle maneuvering areas, and room for expansion. Zoning is ID / RD, with residential use currently permitted.

Key Highlights

• Approximately 7,000 SF of work, covered storage, and live/work improvements on 2.96 acres
• 80‑by‑50‑foot main building with four insulated 12‑foot commercial overhead doors
• Two covered lean‑tos total 1,980 SF and provide 14‑foot clearance

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

$40,278

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

6.20%

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%

$805,560 $805.6K

Cap Rate 7%

$575,400 $575.4K

Cap Rate 9%

$447,533 $447.5K

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

$60.0K $15.00/SF

− Vacancy

−$2.5K −$0.61/SF

EGI

$57.5K $14.39/SF

− OpEx

−$17.3K −$4.32/SF

NOI

$40.3K $10.07/SF

Area

Lexington County, SC

Vacancy

4.10%

Lease Rate

$15.00 /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%

$805,560

Cap Rate 7%

$575,400

Cap Rate 9%

$447,533

Alternative Uses

Best Use

Retail

$575.4K

$503.5K – $671.3K (±1% cap)

NOI $40,278 @ 7.0% cap · market cap 6.20%

Second Best

Industrial

$353.4K

$309.2K – $412.3K (±1% cap)

NOI $24,739 @ 7.0% cap · market cap 3.81%

Theoretical Best

Office A

$1.07M

$940.0K – $1.25M (±1% cap)

NOI $75,200 @ 7.0% cap · market cap 11.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Performance4x4 (Bike/Boat/Book/etc) Store

Suggested Use

Top Pick Building Supply HVAC Service Electrical Service Auto Parts Store Big Box & Wholesale Store Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Drive-in doors

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 29070, SC

15,757

Population

7,733

Households

2

Avg Household Size

45

Median Age

18%

College-Educated

87%

High-School Grad

164.1 sq mi

ZIP Area

96

Density / Sq Mi

$64,833

Median Household Income

$40,857

Median Earnings

$939

Median Rent

$188,400

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Auto shop - Automotive facility with work areas, covered storage, office quarters, and residential-use permission.

Where is this auto shop located?

The property is located at 5229 Augusta Highway Leesville, SC.

What is the asking price?

The asking price for this property is $650,000.

What are key features of this property?

This property features: Approximately 7,000 SF of work, covered storage, and live/work improvements on 2.96 acres; 80‑by‑50‑foot main building with four insulated 12‑foot commercial overhead doors; Two covered lean‑tos total 1,980 SF and provide 14‑foot clearance