Renovated Three-Unit
For Sale
$699,000
66 Cassandra Ln, Bluffton, SC 29910
A 2024 renovation, new roof, and HVAC systems across all units support flexible occupancy.
Property Size2,850 SF
Price / SF$245.26
Days on Market49
Property Features for 66 Cassandra Ln
General Information
Standard status
Active
Size
2,850 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2.5BA, 1 x studio/1BA, 1 x 1BR/1.5BA
Multifamily Units
3
Amenities
balconies/porches
Building Details
Year Built
2005
Listing Agency:
Keller Williams Realty
(843) 310-6062
Listed By:
Love Coastal Living Team · License #4130
(843) 310-6062
Source:
Lovecoastalliving
Added: Jul 13
Changed: Aug 30
Last Checked: Aug 26 at 12:45PM
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 2,850-square-foot triplex, built in 2005, contains three separate living spaces. The primary residence offers 3 bedrooms, 2.5 baths, and a 2-car garage. An attached studio includes a full bath, while the standalone two-level residence provides 1 bedroom and 1.5 baths. Multiple balconies and porches add outdoor living areas across the property.
The front residence underwent a complete renovation in 2024. The building also has a new roof and three new HVAC systems, one for each unit. Tenants have occupied the studio and standalone residence for more than three years. The property is within walking and golf-cart distance of Old Town Bluffton and sits beside the Bluffton library. POA-covered pest control and refuse service are also included.
The front residence underwent a complete renovation in 2024. The building also has a new roof and three new HVAC systems, one for each unit. Tenants have occupied the studio and standalone residence for more than three years. The property is within walking and golf-cart distance of Old Town Bluffton and sits beside the Bluffton library. POA-covered pest control and refuse service are also included.
Key Highlights
- Three‑unit configuration with a 3‑bedroom front residence, attached studio, and standalone 1‑bedroom unit
- 2,850 square feet across three distinct living spaces
- Front residence completely renovated in 2024
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
$32,804
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
4.69%
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%
$656,080
$656.1K
Cap Rate 7%
$468,629
$468.6K
Cap Rate 9%
$364,489
$364.5K
Market Conditions
NOI Build-Up for 2,850 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
$49.6K $17.40/SF
− Vacancy
−$2.7K −$0.96/SF
EGI
$46.9K $16.44/SF
− OpEx
−$14.1K −$4.93/SF
NOI
$32.8K $11.51/SF
Area
Beaufort County, SC
Vacancy
5.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$656,080
Cap Rate 7%
$468,629
Cap Rate 9%
$364,489
Alternative Uses
Best Use
Multifamily LT 5
$468.6K
$410.1K – $546.7K
NOI $32,804 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$434.0K
$379.7K – $506.3K
NOI $30,378 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$859.9K
$752.4K – $1.00M
NOI $60,192 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
990
Businesses Nearby
Explore this area
Business Placement
Demographics for 29910, SC
49,140
Population
21,169
Households
2.3
Avg Household Size
41
Median Age
46%
College-Educated
95%
High-School Grad
104.4 sq mi
ZIP Area
471
Density / Sq Mi
$96,122
Median Household Income
$41,829
Median Earnings
$1,848
Median Rent
$420,200
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?
Triplex - A 2024 renovation, new roof, and HVAC systems across all units support flexible occupancy.
Where is this triplex located?
The property is located at 66 Cassandra Ln Bluffton, SC.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Three‑unit configuration with a 3‑bedroom front residence, attached studio, and standalone 1‑bedroom unit; 2,850 square feet across three distinct living spaces; Front residence completely renovated in 2024
