Tiny House with Income
For Sale
$99,000
6227 Hollow Creek Road, Salley, SC 29137
Residential, Salley, SC
Property Size775 SF
Lot Size1.90 Acres
Price / SF$127.74
Days on Market122
Property Features for 6227 Hollow Creek Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Lot features
Views, Level, Views, Level
Directions
From the traffic light in Wagener, go 2.4 miles on Hwy 39 toward Perry, bearing left at the Y in the road onto Hwy 389. Go .8 of a mile and turn left onto Hollow Creek Road. Property is down this road 6.8 miles on the left.
Standard status
Active
APN
00400004007.000
Size
775 SF
Lot size
1.90 Acres
Utilities
Sewer type
Septic Tank
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Private
Building Details
Year built
1985
Floors in Building
2
Flooring type
Tile - Ceramic, Carpet
Building materials
Aluminum Siding
Roof type
Metal
Architectural style
Cottage
Listing Agency:
Jeffcoat Realty
(803) 608-5900
Listed By:
Dylan Jeffcoat
(803) 991-3200
Added: Apr 23
Changed: Aug 19
Last Checked: Aug 22 at 6:06AM
MLS# 223034
Copyright © 2026 Aiken Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This property features a two-story tiny house and a mobile home, situated on 1.9 acres. The tiny house, a fixer-upper with potential, offers over 700 square feet of living space. It includes 3 bedrooms and 2 baths, with a kitchen and den on each level. The mobile home provides rental income. Both the tiny house and mobile home share a septic system. A new well is to be installed. The tiny house requires repairs and cleaning and is offered in as-is condition.
Key Highlights
- Two‑story tiny house (built 1985) with 3 bedrooms and 2 bathrooms, plus a kitchen and den on each level
- Over 700 sq. ft. tiny house on 1.9 acres
- Additional mobile home on the property to provide rental income
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
$6,135
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
6.20%
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%
$122,700
$122.7K
Cap Rate 7%
$87,643
$87.6K
Cap Rate 9%
$68,167
$68.2K
Market Conditions
NOI Build-Up for 775 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
$11.9K $15.36/SF
− Vacancy
−$750 −$0.97/SF
EGI
$11.2K $14.39/SF
− OpEx
−$5.0K −$6.48/SF
NOI
$6.1K $7.92/SF
Area
Aiken County, SC
Vacancy
6.30%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$122,700
Cap Rate 7%
$87,643
Cap Rate 9%
$68,167
Alternative Uses
Best Use
Apartment 5plus
$87.6K
$76.7K – $102.3K
NOI $6,135 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$149.4K
$130.7K – $174.3K
NOI $10,457 @ 7.0% cap · market cap 10.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 29137, SC
2,607
Population
1,294
Households
2
Avg Household Size
43
Median Age
14%
College-Educated
86%
High-School Grad
93.4 sq mi
ZIP Area
28
Density / Sq Mi
$38,710
Median Household Income
$35,167
Median Earnings
$650
Median Rent
$124,000
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mobile home & RV park - Two-story tiny house and mobile home on 1.9 acres.
Where is this mobile home & rv park located?
The property is located at 6227 Hollow Creek Road Salley, SC.
What is the asking price?
The asking price for this property is $99,000.
What are key features of this property?
This property features: Two‑story tiny house (built 1985) with 3 bedrooms and 2 bathrooms, plus a kitchen and den on each level; Over 700 sq. ft. tiny house on 1.9 acres; Additional mobile home on the property to provide rental income
