Live-Work Warehouse with Overhead
For Sale
$675,000
5229 Augusta Highway Unit A, Leesville, SC 29070
Insulated metal live-work building with office and living quarters plus four 14-foot overhead doors for shop and storage uses.
Property Size4,000 SF
Price / SF$168.75
Days on Market145
Property Features for 5229 Augusta Highway Unit A
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Land
Zoning
ID / RD
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
4
Building Details
Stories
2
Listing Agency:
Southern Visions Realty I LLC
(803) 359-9571
Listed By:
W Rhett Kelly · License #61261
(803) 359-9571
Source:
Compass
Added: Apr 2
Changed: Aug 23
Last Checked: Aug 23 at 12:53PM
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 Southern Visions Realty I LLC
Investment Insights
Based on property information with market context.
This property is an 80 x 50 insulated metal building configured for both work and living. The open-span shop includes approximately 18-foot eave heights and concrete floors, supported by two automotive lifts. Office space is provided with a downstairs office and full bathroom, along with an upstairs loft/office overlooking the workspace. Four 14-foot overhead doors support vehicle and equipment access, and a covered rear lean-to with approximately 14 feet of clearance adds protected storage for equipment and recreational vehicles.
Set on nearly 3 acres along a high-visibility arterial roadway, the site offers ample parking and maneuvering space. Mature trees and natural surroundings help create privacy while maintaining access and visibility. The property is zoned Intensive Development (ID) and is described as currently permitted for residential use.
The layout supports owner-users who want a built-in live/work arrangement, including contractors, automotive operations, and service businesses that need on-site workspace and storage. It can also fit recreational vehicle storage and other equipment-heavy uses where direct overhead-door access and covered back storage are important. For buyers considering longer-term plans, the combination of ID zoning and residential permission provides flexibility in how the property can be utilized.
Set on nearly 3 acres along a high-visibility arterial roadway, the site offers ample parking and maneuvering space. Mature trees and natural surroundings help create privacy while maintaining access and visibility. The property is zoned Intensive Development (ID) and is described as currently permitted for residential use.
The layout supports owner-users who want a built-in live/work arrangement, including contractors, automotive operations, and service businesses that need on-site workspace and storage. It can also fit recreational vehicle storage and other equipment-heavy uses where direct overhead-door access and covered back storage are important. For buyers considering longer-term plans, the combination of ID zoning and residential permission provides flexibility in how the property can be utilized.
Key Highlights
- 2023 built 80 x 50 insulated metal live‑work building with office and living quarters
- Nearly 3‑acre tract along a high‑visibility arterial roadway with ample parking and maneuvering space
- Approximately 18‑foot eave heights, open‑span workspace, and concrete floors
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
NOI $53,634 @ 7.0% cap · market cap 7.95%
Second Best
Mixed Use
$591.4K
$517.5K – $690.0K
NOI $41,400 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$1.07M
$940.0K – $1.25M
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
Lease Details
18 ft
Clear height
4
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
15
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Insulated metal live-work building with office and living quarters plus four 14-foot overhead doors for shop and storage uses.
Where is this flex space located?
The property is located at 5229 Augusta Highway Unit A 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: 2023 built 80 x 50 insulated metal live‑work building with office and living quarters; Nearly 3‑acre tract along a high‑visibility arterial roadway with ample parking and maneuvering space; Approximately 18‑foot eave heights, open‑span workspace, and concrete floors
