Entitled Flex Space
For Sale
Contact for pricing
771 Brownswood Rd, Johns Island, SC 29455
Fully entitled redevelopment site with approved construction plans and outdoor storage capacity.
Property Size41,000 SF
Price / SF$85.24
Days on Market49
Property Features for 771 Brownswood Rd
General Information
Standard status
Active
Size
41,000 SF
Property subtype
INDUSTRIAL
Listing Agency:
Beach Commercial, A Division of The Beach Company
(843) 991-0596
Listed By:
Eddie B Hughes · License #41628
(843) 991-0596
Source:
Moodyscre
Added: Jul 14
Changed: Aug 30
Last Checked: Aug 31 at 2:36PM
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 Beach Commercial, A Division of The Beach Company
Investment Insights
Based on property information with market context.
This flex space property is in the redevelopment stage, with the existing structure under demolition. Approved architectural construction drawings and entitlements are in hand, supporting a planned commercial redevelopment. The property includes approximately 4.925 acres, providing space for a laydown yard and outdoor storage, along with additional undeveloped land for a potential second building.
Located on Brownswood Rd in Johns Island, the property falls within the City of Charleston’s Business Park zoning district. The offering includes a substantial existing structure and a redevelopment plan designed for flexible commercial use, with expansion of the planned building contemplated through minor design changes.
Located on Brownswood Rd in Johns Island, the property falls within the City of Charleston’s Business Park zoning district. The offering includes a substantial existing structure and a redevelopment plan designed for flexible commercial use, with expansion of the planned building contemplated through minor design changes.
Key Highlights
- Approximately 4.925 acres
- Fully approved architectural construction drawings and entitlements
- Existing structure is under demolition and in redevelopment
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
$270,871
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
7.75%
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%
$5,417,420
$5.4M
Cap Rate 7%
$3,869,586
$3.9M
Cap Rate 9%
$3,009,678
$3.0M
Market Conditions
NOI Build-Up for 41,000 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
$492.0K $12.00/SF
− Vacancy
−$75.3K −$1.84/SF
EGI
$416.7K $10.16/SF
− OpEx
−$145.9K −$3.56/SF
NOI
$270.9K $6.61/SF
Area
Charleston County, SC
Vacancy
15.30%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$5,417,420
Cap Rate 7%
$3,869,586
Cap Rate 9%
$3,009,678
Alternative Uses
Best Use
Industrial
$10.08M
$8.82M – $11.76M
NOI $705,676 @ 7.0% cap · market cap 20.19%
Second Best
Flex RnD
$3.87M
$3.39M – $4.51M
NOI $270,871 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$14.88M
$13.02M – $17.36M
NOI $1,041,812 @ 7.0% cap · market cap 29.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29455, SC
28,344
Population
17,196
Households
1.6
Avg Household Size
46
Median Age
57%
College-Educated
95%
High-School Grad
100.2 sq mi
ZIP Area
283
Density / Sq Mi
$117,422
Median Household Income
$56,126
Median Earnings
$1,489
Median Rent
$499,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fully entitled redevelopment site with approved construction plans and outdoor storage capacity.
Where is this flex space located?
The property is located at 771 Brownswood Rd Johns Island, SC.
What is the asking price?
The asking price for this property is $3,495,000.
What are key features of this property?
This property features: Approximately 4.925 acres; Fully approved architectural construction drawings and entitlements; Existing structure is under demolition and in redevelopment
