Listing Agency: Southern Visions Realty I LLC d***@svrealty.com Show Phone

Listed By: Doug Wilkes · License #61261 Show Phone

Added: Jun 1 Changed: Aug 10 Last Checked: Aug 16 at 10:06PM

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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 includes an approximately 80-by-50-foot stud-framed commercial building with vinyl siding, a 45-year metal roof, concrete floors, and roughly 18-foot eave heights. Four 14-foot overhead doors serve the open-span shop area, which includes two automotive lifts, a downstairs office, full bathroom, and an upstairs loft/office. Office and living quarters provide additional on-site functionality, while an 80-by-16-foot lean-to with 14-foot clearance adds covered workspace. An additional open-air pole barn supports storage for tractors, vehicles, and RVs.

The 2.96-acre tract is located at 5229 Augusta Highway in Leesville, along an arterial roadway. The property offers parking and vehicle maneuvering space, mature trees, and natural surroundings. Zoning is ID / RD, and the property is currently permitted for residential use. A well provides the water source. Commercial-grade automotive lifts are included; a CNC milling machine and specialized automotive equipment are available separately, and business operations, inventory, and customer relationships may also be negotiated separately.

Key Highlights

• 2.96‑acre automotive property at 5229 Augusta Highway, Leesville, SC 29070
• 80‑by‑50‑foot commercial building with approximately 18‑foot eave heights
• Four 14‑foot overhead doors, concrete floors, and expansive open‑span workspace

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

$53,634

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

7.95%

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%

$1,072,680 $1.1M

Cap Rate 7%

$766,200 $766.2K

Cap Rate 9%

$595,933 $595.9K

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

$76.3K $19.08/SF

− Vacancy

−$4.8K −$1.20/SF

EGI

$71.5K $17.88/SF

− OpEx

−$17.9K −$4.47/SF

NOI

$53.6K $13.41/SF

Area

Lexington County, SC

Vacancy

6.30%

Lease Rate

$19.08 /SF/Yr

Expense Ratio

25.00%

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%

$1,072,680

Cap Rate 7%

$766,200

Cap Rate 9%

$595,933

Alternative Uses

Best Use

Office B

$766.2K

$670.4K – $893.9K (±1% cap)

NOI $53,634 @ 7.0% cap · market cap 7.95%

Second Best

Mixed Use

$591.4K

$517.5K – $690.0K (±1% cap)

NOI $41,400 @ 7.0% cap · market cap 6.13%

Theoretical Best

Office A

$1.07M

$940.0K – $1.25M (±1% cap)

NOI $75,200 @ 7.0% cap · market cap 11.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

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

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

49

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 Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 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 - Commercial automotive facility with office, living quarters, lifts, and overhead doors along an arterial roadway.

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 $675,000.

What are key features of this property?

This property features: 2.96‑acre automotive property at 5229 Augusta Highway, Leesville, SC 29070; 80‑by‑50‑foot commercial building with approximately 18‑foot eave heights; Four 14‑foot overhead doors, concrete floors, and expansive open‑span workspace