Renovated Office/Retail
For Sale
Contact for pricing
Pending
67 Sams Point Road, Beaufort, SC 29907
Renovated commercial space with ADA-compliant restroom and dedicated parking, located on Lady’s Island’s high-traffic corridor.
Property Size1,956 SF
Days on Market95
Property Features for 67 Sams Point Road
General Information
Standard status
Pending
Size
1,956 SF
Total Parking Spaces
40
Property subtype
Mixed Use, Office, Retail
Zoning
Residential/Commercial
Investment Type
Owner/User
Additional Details
Traffic Count
25,000 vehicles/day
Building Details
Year Built
1956
Listing Agency:
eXp Realty LLC
Listed By:
Allison Greco · License #SC 93493
(888) 440-2798
Source:
Crexi
Added: Jun 3
Changed: Aug 8
Last Checked: Aug 6 at 2:41PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This fully renovated office/retail commercial space is presented with modern interior finishes and a professional, welcoming buildout. The property includes an ADA-compliant restroom and dedicated parking for day-to-day customer and employee access.
Situated on Lady’s Island’s second busiest road, the site is positioned in a high-traffic, central area with over 25,000 daily traffic count, supporting consistent visibility for business users. The property is located at 67 Sams Point Road in Beaufort, SC 29907 and is zoned as Lady’s Island Expanded Home Business District (LEHBD).
Showings are managed by Stinger Home Management and will need to be scheduled after business hours. For questions, contact Eli Harris at 843-986-3644, and buyers should independently verify all details.
Situated on Lady’s Island’s second busiest road, the site is positioned in a high-traffic, central area with over 25,000 daily traffic count, supporting consistent visibility for business users. The property is located at 67 Sams Point Road in Beaufort, SC 29907 and is zoned as Lady’s Island Expanded Home Business District (LEHBD).
Showings are managed by Stinger Home Management and will need to be scheduled after business hours. For questions, contact Eli Harris at 843-986-3644, and buyers should independently verify all details.
Key Highlights
- Fully renovated commercial space with a modern interior for a professional business setting
- Located on Lady’s Island’s second busiest road with a reported 25,000+ daily traffic count
- ADA‑compliant restroom
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
$30,889
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
7.44%
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%
$617,780
$617.8K
Cap Rate 7%
$441,271
$441.3K
Cap Rate 9%
$343,211
$343.2K
Market Conditions
NOI Build-Up for 1,956 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
$46.9K $24.00/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$44.1K $22.56/SF
− OpEx
−$13.2K −$6.77/SF
NOI
$30.9K $15.79/SF
Area
Beaufort County, SC
Vacancy
6.00%
Lease Rate
$24.00 /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%
$617,780
Cap Rate 7%
$441,271
Cap Rate 9%
$343,211
Alternative Uses
Best Use
Retail
$441.3K
$386.1K – $514.8K
NOI $30,889 @ 7.0% cap · market cap 7.44%
Second Best
Office B
$384.8K
$336.7K – $448.9K
NOI $26,934 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$590.2K
$516.4K – $688.5K
NOI $41,311 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 29907, SC
14,052
Population
6,217
Households
2.3
Avg Household Size
44
Median Age
48%
College-Educated
95%
High-School Grad
42.3 sq mi
ZIP Area
332
Density / Sq Mi
$90,777
Median Household Income
$50,397
Median Earnings
$1,706
Median Rent
$399,600
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated commercial space with ADA-compliant restroom and dedicated parking, located on Lady’s Island’s high-traffic corridor.
Where is this mixed-use property located?
The property is located at 67 Sams Point Road Beaufort, SC.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Fully renovated commercial space with a modern interior for a professional business setting; Located on Lady’s Island’s second busiest road with a reported 25,000+ daily traffic count; ADA‑compliant restroom
