Vacant Two-Unit
For Sale
$340,000
805 Sandpiper Drive #A & B, Ladson, SC 29456
Two vacant residences support rental operation or owner occupancy, with driveway parking and spacious rear yards.
Property Size1,900 SF
Price / SF$178.95
Days on Market30
Property Features for 805 Sandpiper Drive #A & B
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
1983
Buildings
1
Listing Agency:
Nexthome The Agency Group
(843) 619-0401
Listed By:
Matt O'Neill Real Estate
(843) 619-0401
Source:
Mattoneillrealestate
Added: Jul 31
Changed: Aug 29
Last Checked: Aug 29 at 1:39PM
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 Nexthome The Agency Group
Investment Insights
Based on property information with market context.
Built in 1983, this 1,900-square-foot duplex contains two vacant residences, each offering two bedrooms and two bathrooms. The property also includes driveway parking and spacious rear yards, providing practical outdoor and parking areas for both units.
Located at 805 Sandpiper Drive in Ladson, the duplex is within the District 2 School District and near shopping and dining. Walmart, Lowes food store, and Aldi's are also identified nearby. The two-unit configuration accommodates an investor seeking rental units or an owner-occupant planning to live in one residence while using the other as a rental.
Located at 805 Sandpiper Drive in Ladson, the duplex is within the District 2 School District and near shopping and dining. Walmart, Lowes food store, and Aldi's are also identified nearby. The two-unit configuration accommodates an investor seeking rental units or an owner-occupant planning to live in one residence while using the other as a rental.
Key Highlights
- Two vacant units, each with 2 bedrooms and 2 bathrooms
- 1,900 square feet across the duplex
- Built in 1983
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
6.33%
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 6.33%
Second Best
Apartment 5plus
$284.0K
$248.5K – $331.3K
NOI $19,878 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,533 @ 7.0% cap · market cap 29.27%
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
210
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 support rental operation or owner occupancy, with driveway parking and spacious rear yards.
Where is this duplex located?
The property is located at 805 Sandpiper Drive #A & B Ladson, SC.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two vacant units, each with 2 bedrooms and 2 bathrooms; 1,900 square feet across the duplex; Built in 1983
