Building Details

Year Built 1993

Listing Agency: Woodward & Associates Augusta m***@gmail.com Show Phone

Listed By: Michael WOODWARD · License #31805

Source: Crexi

Added: Sep 29, 2025 Changed: Aug 8 Last Checked: Jul 23 at 10:05AM

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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 Woodward & Associates Augusta

Investment Insights

Based on property information with market context.

This five-unit apartment building, formerly a single-family home with 4000 square feet, has been converted into five efficiency apartments. Each unit includes its own kitchen, bathroom, and entrance. The property is fully rented and generates a gross annual income of $67,800, reflecting 100% occupancy. The location is suitable for tenants working at the Savannah River Site due to its proximity.

Key Highlights

• Positive cash flow investment property
• Fully rented with 100% occupancy
• Gross annual income of $67,800

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

$31,663

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

4.87%

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%

$633,260 $633.3K

Cap Rate 7%

$452,329 $452.3K

Cap Rate 9%

$351,811 $351.8K

Market Conditions

NOI Build-Up for 4,000 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

$61.4K $15.36/SF

− Vacancy

−$3.9K −$0.97/SF

EGI

$57.6K $14.39/SF

− OpEx

−$25.9K −$6.48/SF

NOI

$31.7K $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%

$633,260

Cap Rate 7%

$452,329

Cap Rate 9%

$351,811

Alternative Uses

Best Use

Apartment 5plus

$452.3K

$395.8K – $527.7K (±1% cap)

NOI $31,663 @ 7.0% cap · market cap 4.87%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$771.0K

$674.6K – $899.5K (±1% cap)

NOI $53,971 @ 7.0% cap · market cap 8.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Apartment buildings

Suggested Use

Top Pick Auto Repair Shop Bar & Pub

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

3

Businesses Nearby

Explore this area Business Placement

Demographics for 29831, SC

3,698

Population

2,006

Households

1.8

Avg Household Size

43

Median Age

18%

College-Educated

87%

High-School Grad

64.2 sq mi

ZIP Area

58

Density / Sq Mi

$51,295

Median Household Income

$33,907

Median Earnings

$606

Median Rent

$164,000

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

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Frequently Asked Questions

What type of property is this?

Apartment building - Five-unit apartment building with positive cash flow and full occupancy.

Where is this apartment building located?

The property is located at 6376 N Silverton Street Jackson, SC.

What is the asking price?

The asking price for this property is $649,900.

What are key features of this property?

This property features: Positive cash flow investment property; Fully rented with 100% occupancy; Gross annual income of $67,800