Office Building with Attached
For Sale
$439,000
5250 Highway 221, Roebuck, SC 29376
Commercial office property with paved and gravel parking, ADA access, and included furniture and fixtures.
Property Size1,578 SF
Lot Size1.36 Acres
Price / SF$278.20
Days on Market381
Property Features for 5250 Highway 221
General Information
Standard status
Active
Size
1,578 SF
Lot size
1.36 Acres
Property subtype
Commercial/Industrial / Commercial
Zoning
Commercial
Additional Details
Furnished
Yes
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$5,666
Amenities
beautiful hardwood floors
plantation shutters
ADA Compliant ramp & restroom
vinyl tilt-in windows
Electricity, Forced Air
Composition Shingle
Building Details
Buildings
1
Listing Agency:
Ponce Realty Group
(864) 809-5964
Listed By:
Cynthia Collins · License #6557
(864) 809-5964
Source:
Compass
Added: Aug 15, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:14AM
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 Ponce Realty Group
Investment Insights
Based on property information with market context.
This commercial office property at 5250 Highway 221 includes 1,578 heated square feet, an attached double garage, and an unfinished basement for additional storage. Interior features include hardwood flooring, plantation shutters, vinyl tilt-in windows, forced-air heating, and electricity. An ADA-compliant ramp and restroom support accessible occupancy, while the furniture, fixtures, and security system convey with the sale.
The 1.36-acre property benefits from an SCDOT traffic count of 19,200 vehicles per day. Paved and gravel parking are available on site. Nearby businesses and services identified in the property information include Circle K, Food Lion, Dollar General, Mary Black Physicians Office, fast-food restaurants, and other businesses, with Interstate 26 also noted nearby.
A deed restriction to be added at closing will prohibit car dealerships and vehicle sales businesses.
The 1.36-acre property benefits from an SCDOT traffic count of 19,200 vehicles per day. Paved and gravel parking are available on site. Nearby businesses and services identified in the property information include Circle K, Food Lion, Dollar General, Mary Black Physicians Office, fast-food restaurants, and other businesses, with Interstate 26 also noted nearby.
A deed restriction to be added at closing will prohibit car dealerships and vehicle sales businesses.
Key Highlights
- 1.36‑acre commercial office property at 5250 Highway 221, Roebuck, SC 29376
- 1,578 heated square feet with an attached double garage and unfinished basement
- SCDOT traffic count of 19,200 vehicles per day
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
$24,393
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
5.56%
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%
$487,860
$487.9K
Cap Rate 7%
$348,471
$348.5K
Cap Rate 9%
$271,033
$271.0K
Market Conditions
NOI Build-Up for 1,578 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
$38.1K $24.12/SF
− Vacancy
−$5.5K −$3.51/SF
EGI
$32.5K $20.61/SF
− OpEx
−$8.1K −$5.15/SF
NOI
$24.4K $15.46/SF
Area
Spartanburg County, SC
Vacancy
14.55%
Lease Rate
$24.12 /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%
$487,860
Cap Rate 7%
$348,471
Cap Rate 9%
$271,033
Alternative Uses
Best Use
Office B
$348.5K
$304.9K – $406.6K
NOI $24,393 @ 7.0% cap · market cap 5.56%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.23M
$1.07M – $1.43M
NOI $85,753 @ 7.0% cap · market cap 19.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 29376, SC
7,888
Population
3,446
Households
2.3
Avg Household Size
41
Median Age
25%
College-Educated
93%
High-School Grad
38.6 sq mi
ZIP Area
204
Density / Sq Mi
$68,583
Median Household Income
$40,970
Median Earnings
$970
Median Rent
$219,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Commercial office property with paved and gravel parking, ADA access, and included furniture and fixtures.
Where is this office building located?
The property is located at 5250 Highway 221 Roebuck, SC.
What is the asking price?
The asking price for this property is $439,000.
What are key features of this property?
This property features: 1.36‑acre commercial office property at 5250 Highway 221, Roebuck, SC 29376; 1,578 heated square feet with an attached double garage and unfinished basement; SCDOT traffic count of 19,200 vehicles per day
