Duplex with Two-Bedroom
For Sale
$310,000
Pending
805 Sandpiper Dr Unit A & B, Ladson, SC 29456
Two vacant residences feature spacious back yards and driveway parking.
Property Size1,900 SF
Days on Market39
Property Features for 805 Sandpiper Dr Unit A & B
General Information
Standard status
Pending
Size
1,900 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
1983
Listing Agency:
AgentOwned Realty
(843) 708-5930
Listed By:
James Hopkins
Source:
Findcharlestonhomesforsale
Added: Jul 22
Changed: Aug 29
Last Checked: Aug 25 at 6:19AM
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 AgentOwned Realty
Investment Insights
Based on property information with market context.
Built in 1983, this duplex contains two vacant residences, each offering two bedrooms and two bathrooms. The property includes spacious back yards and driveway parking, with both units available for immediate occupancy or repositioning as rental residences.
The duplex is located in the District 2 School District and sits near shopping, dining, Walmart, Lowes Food Store, and Aldi. Its layout provides separate residential spaces within one property, supporting an owner-occupant arrangement or use as two rental units.
The duplex is located in the District 2 School District and sits near shopping, dining, Walmart, Lowes Food Store, and Aldi. Its layout provides separate residential spaces within one property, supporting an owner-occupant arrangement or use as two rental units.
Key Highlights
- Two vacant units, each with 2 bedrooms and 2 bathrooms
- Duplex property built in 1983
- Spacious back yards
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
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two vacant residences feature spacious back yards and driveway parking.
Where is this duplex located?
The property is located at 805 Sandpiper Dr Unit A & B 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 vacant units, each with 2 bedrooms and 2 bathrooms; Duplex property built in 1983; Spacious back yards
