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    5950 N Main St Cowpens, SC

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    For Sale
    $16,850,000

    241,100 SF industrial facility with office and warehouse space.

    Type:INDUSTRIAL
    Property size:
    241,100 SF
    Lot size:
    39.98 Acres
    Added:
    Oct 7, 2025
    Days on Market:
    177
    Last Refresh:
    Mar 29 at 8:35 pm

    Property Features for 5950 N Main St

    General Information

    Standard status
    Active
    Size
    241,100 SF
    Lot size
    39.98 Acres
    Property subtype
    INDUSTRIAL

    Properties For Sale

    at 5950 N Main St Contact us

    We can help!

    Listing Contact
    Scott Hensley, CCIM, SIOR

    Listing agent Scott Hensley, CCIM, SIOR

    Listing office Piedmont Properties

    Listing date Oct 7, 2025

    Source Moodyscre

    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 Piedmont Properties

    Overview

    Industrial Facility with Rail Spur

    This industrial facility offers approximately 241,100 square feet, including about 13,400 square feet of office space and 227,700 square feet of warehouse space. The warehouse features clear heights ranging from 19 feet 3 inches to 29 feet 8 inches, along with 40-foot by 40-foot column spacing. It is equipped with motion-sensor T8 lighting, a new wet sprinkler system installed in 2021, and is 100% heated. The property has a heavy power capacity of 3-phase, 4,000 Amps, 480 volts. There are 15 dock-high doors, each measuring 8 feet by 10 feet. The property is zoned I-1 (Light Industrial) in Spartanburg County and includes an active rail spur served by Norfolk Southern (NS). Ample on-site parking is available, with approximately 130 spaces within a fenced and well-lit lot. The facility is conveniently located along Highway 29 / N Main St, providing easy access to I-85, which connects to major Upstate South Carolina industrial corridors and regional distribution hubs.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Stein Fibers Warehouse & Storage RL Solutions Trucking ... Trucking Company

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cowpens
    County
    Spartanburg
    State
    South Carolina
    Longitude
    -81.7874
    Latitude
    35.0201

    Nearby Similar for Sale

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      1,700 SF

      Cowpens Mixed-Use Building For Sale

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      Highway 29 Industrial Property

      333,500 SF industrial property with highway access.
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    FAQs

    What type of property is this?
    Warehouse - 241,100 SF industrial facility with office and warehouse space.
    Where is this warehouse located?
    The property is located at 5950 N Main St Cowpens, SC.
    What is the asking price?
    The asking price for this property is $16,850,000.
    What are key features of this property?
    This property features: Active rail spur served by Norfolk Southern (NS); ±241,100 SF Industrial Facility with ±13,400 SF of office space and ±227,700 SF of warehouse space; Heavy power capacity: 3‑phase, 4,000 Amp, 480 volts
    (704) 904-4796
    We can help!
    Listing Contact
    Scott Hensley, CCIM, SIOR
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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