Professional Office
For Sale
$375,000
528 ByPass 123, Seneca, SC 29678
Flexible professional workspace with private offices, reception, kitchenette, and an ADA-accessible restroom.
Property Size1,290 SF
Price / SF$290.70
Days on Market119
Property Features for 528 ByPass 123
General Information
Standard status
Active
Size
1,290 SF
Property subtype
Commercial/Industrial / Office
Taxes and HOA fees
Annual Taxes
$2,081
Amenities
Electricity
Other/See Remarks
Listing Agency:
RE/MAX EXECUTIVE
(864) 241-8200
Listed By:
Adrienne Hennes · License #13470
Source:
Compass
Added: May 5
Changed: Aug 30
Last Checked: Aug 30 at 3:34PM
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 RE/MAX EXECUTIVE
Investment Insights
Based on property information with market context.
Suite C at 528 By Pass provides 1,290 square feet of professional office space arranged for private work and client-facing activity. The layout includes six private offices, a reception area, an ADA-accessible restroom, and a kitchenette. Crown molding, neutral finishes, and abundant natural light contribute to a polished interior setting.
The configuration is suited to medical, counseling, legal, insurance, accounting, administrative, and other office-based uses. Its combination of enclosed offices and shared reception space supports a range of professional business operations from a single suite.
The configuration is suited to medical, counseling, legal, insurance, accounting, administrative, and other office-based uses. Its combination of enclosed offices and shared reception space supports a range of professional business operations from a single suite.
Key Highlights
- 1,290‑square‑foot professional office suite at 528 By Pass, Suite C
- Six private offices support focused work and confidential meetings
- Reception area provides a dedicated client arrival space
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
$16,480
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
4.39%
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%
$329,600
$329.6K
Cap Rate 7%
$235,429
$235.4K
Cap Rate 9%
$183,111
$183.1K
Market Conditions
NOI Build-Up for 1,290 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
$25.9K $20.04/SF
− Vacancy
−$3.9K −$3.01/SF
EGI
$22.0K $17.03/SF
− OpEx
−$5.5K −$4.26/SF
NOI
$16.5K $12.78/SF
Area
Oconee County, SC
Vacancy
15.00%
Lease Rate
$20.04 /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%
$329,600
Cap Rate 7%
$235,429
Cap Rate 9%
$183,111
Alternative Uses
Best Use
Office B
$235.4K
$206.0K – $274.7K
NOI $16,480 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$323.8K
$283.4K – $377.8K
NOI $22,668 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 29678, SC
23,700
Population
11,742
Households
2
Avg Household Size
40
Median Age
24%
College-Educated
85%
High-School Grad
79.8 sq mi
ZIP Area
297
Density / Sq Mi
$49,699
Median Household Income
$33,779
Median Earnings
$943
Median Rent
$205,600
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?
Office units - Flexible professional workspace with private offices, reception, kitchenette, and an ADA-accessible restroom.
Where is this office units located?
The property is located at 528 ByPass 123 Seneca, SC.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,290‑square‑foot professional office suite at 528 By Pass, Suite C; Six private offices support focused work and confidential meetings; Reception area provides a dedicated client arrival space
