Corner Commercial Lot with
For Sale
$350,000
571 Main Road, Johns Island, SC 29455
Zoned Rural Commercial corner lot with 293 ft Main Rd and 153 ft Old Pond Road frontage.
Property Size896 SF
Lot Size0.33 Acres
Price / SF$390.63
Days on Market52
Property Features for 571 Main Road
General Information
Standard status
Active
Size
896 SF
Lot size
0.33 Acres
Property subtype
Land or Vacant Lot
Zoning
Rural Commercial
Additional Details
Road Access
Yes
Listing Agency:
CAROLINA ONE REAL ESTATE
Listed By:
NATHAN NAYLOR
(843) 779-8660
Source:
Corcoran
Added: Jul 22
Changed: Sep 8
Last Checked: Sep 10 at 5:29AM
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 CAROLINA ONE REAL ESTATE
Investment Insights
Based on property information with market context.
Corner commercial lot on Johns Island with dual street frontage and existing improvements on a 0.33-acre parcel, zoned Rural Commercial. The site offers approximately 293 ft of frontage on Main Rd and 153 ft on Old Pond Road, providing two points of access. An existing 896-square-foot structure on the property includes 2 bedrooms and 1 bathroom and is being sold as-is.
The property sits within the Main Rd Corridor described in the remarks as a fast-growing commercial area. The building is in need of substantial renovation, and the structure could be updated for office, retail, or a business headquarters.
The offering also notes the opportunity to combine with an adjacent 2.45-acre parcel, which would create nearly 3 acres with approximately 440 ft of frontage on Main Rd.
The property sits within the Main Rd Corridor described in the remarks as a fast-growing commercial area. The building is in need of substantial renovation, and the structure could be updated for office, retail, or a business headquarters.
The offering also notes the opportunity to combine with an adjacent 2.45-acre parcel, which would create nearly 3 acres with approximately 440 ft of frontage on Main Rd.
Key Highlights
- 0.33‑acre corner lot zoned “Rural Commercial” with dual street frontage on Main Rd and Old Pond Road
- Approximately 293 ft of frontage on Main Rd plus 153 ft on Old Pond Road
- Includes an 896‑SF structure with 2 bedrooms and 1 bathroom, sold as‑is
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
$18,749
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
5.36%
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%
$374,980
$375.0K
Cap Rate 7%
$267,843
$267.8K
Cap Rate 9%
$208,322
$208.3K
Market Conditions
NOI Build-Up for 896 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
$26.9K $30.00/SF
− Vacancy
−$1.9K −$2.10/SF
EGI
$25.0K $27.90/SF
− OpEx
−$6.2K −$6.98/SF
NOI
$18.7K $20.92/SF
Area
Charleston County, SC
Vacancy
7.00%
Lease Rate
$30.00 /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%
$374,980
Cap Rate 7%
$267,843
Cap Rate 9%
$208,322
Alternative Uses
Best Use
Office B
$267.8K
$234.4K – $312.5K
NOI $18,749 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$325.2K
$284.6K – $379.5K
NOI $22,767 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 29455, SC
28,344
Population
17,196
Households
1.6
Avg Household Size
46
Median Age
57%
College-Educated
95%
High-School Grad
100.2 sq mi
ZIP Area
283
Density / Sq Mi
$117,422
Median Household Income
$56,126
Median Earnings
$1,489
Median Rent
$499,500
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Commercial land - Zoned Rural Commercial corner lot with 293 ft Main Rd and 153 ft Old Pond Road frontage.
Where is this commercial land located?
The property is located at 571 Main Road Johns Island, SC.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 0.33‑acre corner lot zoned “Rural Commercial” with dual street frontage on Main Rd and Old Pond Road; Approximately 293 ft of frontage on Main Rd plus 153 ft on Old Pond Road; Includes an 896‑SF structure with 2 bedrooms and 1 bathroom, sold as‑is
