Highway 9 Commercial
For Sale
$2,999,900
5301 Highway 9, Inman, SC 29349
Over 4 acres with warehouse and storage buildings for sale.
Property Size1,800 SF
Lot Size4.00 Acres
Price / SF$1,666
Days on Market226
Property Features for 5301 Highway 9
General Information
Standard status
Active
Size
1,800 SF
Lot size
4.00 Acres
Listing Agency:
Keller Williams Realty
Listed By:
John Smith · License #45305
(864) 494-0532
Source:
Greenvilleheartproperties
Added: Jan 26
Changed: Sep 8
Last Checked: Sep 8 at 8:45AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This property, situated in the Boiling Springs, SC area, offers over 4 acres suitable for establishing or expanding a small to mid-sized business. It features an 1800 square foot warehouse that includes office space and a restroom. Additionally, there is a 3000 square foot storage building containing 28 individual storage units. These units vary in size, including 5x10, 10x20, and 10x10 units. The adjacent lot provides ample space for parking, additional buildings, or storage. A nearly 2.18 acre parcel beside it is also for sale, which could be combined to create a total of approximately 7 acres of commercial land with over 600 feet of road frontage on Highway 9. The adjacent property's address is 5281/5271 Highway 9 and can be purchased separately or combined with this listing. The location is approximately 5 miles from Interstate I-85 and 3.4 miles from Interstate I-26.
Key Highlights
- Over 4 acres of land, ideal for business expansion or development.
- Features an 1800 sq ft warehouse with office space and restroom.
- Includes a 3000 sq ft storage building with 28 individual storage units.
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
$97,817
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
3.26%
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%
$1,956,340
$2.0M
Cap Rate 7%
$1,397,386
$1.4M
Cap Rate 9%
$1,086,856
$1.1M
Market Conditions
NOI Build-Up for 1,800 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
$127.4K $70.80/SF
− Vacancy
−$12.4K −$6.87/SF
EGI
$115.1K $63.93/SF
− OpEx
−$17.3K −$9.59/SF
NOI
$97.8K $54.34/SF
Area
Spartanburg County, SC
Vacancy
9.70%
Lease Rate
$70.80 /SF/Yr
Expense Ratio
15.00%
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%
$1,956,340
Cap Rate 7%
$1,397,386
Cap Rate 9%
$1,086,856
Alternative Uses
Best Use
Warehouse
$1.40M
$1.22M – $1.63M
NOI $97,817 @ 7.0% cap · market cap 3.26%
Second Best
Industrial
$1.15M
$1.01M – $1.34M
NOI $80,555 @ 7.0% cap · market cap 2.69%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 29349, SC
36,458
Population
15,118
Households
2.4
Avg Household Size
41
Median Age
22%
College-Educated
87%
High-School Grad
76.9 sq mi
ZIP Area
474
Density / Sq Mi
$74,363
Median Household Income
$42,604
Median Earnings
$917
Median Rent
$233,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Self storage facility - Over 4 acres with warehouse and storage buildings for sale.
Where is this self storage facility located?
The property is located at 5301 Highway 9 Inman, SC.
What is the asking price?
The asking price for this property is $2,999,900.
What are key features of this property?
This property features: Over 4 acres of land, ideal for business expansion or development.; Features an 1800 sq ft warehouse with office space and restroom.; Includes a 3000 sq ft storage building with 28 individual storage units.
