Two-Unit Brick
For Sale
Under Contract
$310,000
805 Sandpiper Drive, Ladson, SC 29456
Residential Income, Ladson, SC
Property Size1,900 SF
Lot Size0.40 Acres
Price / SF$163.16
Days on Market49
Property Features for 805 Sandpiper Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Conforming
Bedrooms
4
Rooms
Bedroom 1, Bedroom 4, Bedroom 2, Bedroom 3
Interior features
Ceiling Fan(s)
Subdivision
Plantation Ridge
Elementary school
Oakbrook
Middle school
Oakbrook
High school
Ft. Dorchester
Standard status
Active Under Contract
Size
1,900 SF
Lot size
0.40 Acres
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
1
Number of units
2
Building materials
Brick Veneer
Listing Agency:
AgentOwned Realty
(843) 725-5059
Listed By:
James Hopkins
(843) 708-5930
Added: Jul 29
Changed: Sep 12
Last Checked: Sep 15 at 12:06AM
MLS# 26021602
Copyright © 2026 CHS Regional MLS. 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 1983 duplex contains 1,900 square feet across two vacant residences, each configured with 2 bedrooms and 2 bathrooms. Brick veneer construction, central air, heat-pump heating, ceiling fans, public water, and public sewer serve the property. Each unit offers a practical residential layout, while the spacious rear yards and driveway parking add useful outdoor and site functionality.
The property is in Ladson within the District 2 School District and is positioned near shopping, dining, Walmart, Lowes Food Store, and Aldi. Its two-unit configuration supports rental use or an owner-occupant arrangement using one residence while retaining the second unit separately.
The property is in Ladson within the District 2 School District and is positioned near shopping, dining, Walmart, Lowes Food Store, and Aldi. Its two-unit configuration supports rental use or an owner-occupant arrangement using one residence while retaining the second unit separately.
Key Highlights
- Two‑unit duplex with both residences currently vacant
- Each unit includes 2 bedrooms and 2 bathrooms
- 1,900 square feet on a 0.4‑acre lot
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
$21,538
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
6.95%
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%
$430,760
$430.8K
Cap Rate 7%
$307,686
$307.7K
Cap Rate 9%
$239,311
$239.3K
Market Conditions
NOI Build-Up for 1,900 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
$33.1K $17.40/SF
− Vacancy
−$2.3K −$1.21/SF
EGI
$30.8K $16.19/SF
− OpEx
−$9.2K −$4.86/SF
NOI
$21.5K $11.34/SF
Area
Dorchester County, SC
Vacancy
6.93%
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%
$430,760
Cap Rate 7%
$307,686
Cap Rate 9%
$239,311
Alternative Uses
Best Use
Multifamily LT 5
$307.7K
$269.2K – $359.0K
NOI $21,538 @ 7.0% cap · market cap 6.95%
Second Best
Apartment 5plus
$284.0K
$248.5K – $331.3K
NOI $19,878 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,533 @ 7.0% cap · market cap 32.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
664
Businesses Nearby
Explore this area
Business Placement
Demographics for 29456, SC
37,577
Population
16,136
Households
2.3
Avg Household Size
33
Median Age
24%
College-Educated
92%
High-School Grad
18.1 sq mi
ZIP Area
2,076
Density / Sq Mi
$79,038
Median Household Income
$41,683
Median Earnings
$1,473
Median Rent
$244,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Vacant duplex with two matching residences, private outdoor space, and driveway parking in Ladson.
Where is this duplex located?
The property is located at 805 Sandpiper Drive Ladson, SC.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently vacant; Each unit includes 2 bedrooms and 2 bathrooms; 1,900 square feet on a 0.4‑acre lot
