Updated Duplex with Fenced
For Sale
$300,000
Pending
809 Sandpiper Dr, Ladson, SC 29456
Two-bedroom residences feature private baths, open living areas, and a shared fully enclosed backyard.
Property Size1,900 SF
Days on Market214
Property Features for 809 Sandpiper Dr
General Information
Standard status
Pending
Size
1,900 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
fenced backyard
Building Details
Year Built
1982
Listing Agency:
Keller Williams Realty Charleston
(360) 606-6471
Listed By:
Lynnette Duby
Source:
Findyourcharlestonhome
Added: Jan 28
Changed: Aug 29
Last Checked: Aug 29 at 2:39PM
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 Keller Williams Realty Charleston
Investment Insights
Based on property information with market context.
This 1982 duplex contains two residences, each with two bedrooms and two bathrooms. One side received updates a few years ago, including ceramic tile and wood flooring. Both units offer a connected living, dining, and kitchen arrangement, with kitchens providing substantial cabinet and counter storage. The bedrooms are similarly sized, and each has direct access to a private bathroom with a tub and shower combination.
A large, fully fenced backyard provides outdoor space for residents, pets, or future improvements. The property is zoned for DD2 schools and is located minutes from shopping, dining, and daily amenities. The airport, Boeing, and Bosch are also within a quick drive. Built in 1982, the duplex offers separate living spaces within one residential income property.
A large, fully fenced backyard provides outdoor space for residents, pets, or future improvements. The property is zoned for DD2 schools and is located minutes from shopping, dining, and daily amenities. The airport, Boeing, and Bosch are also within a quick drive. Built in 1982, the duplex offers separate living spaces within one residential income property.
Key Highlights
- Two‑bedroom, two‑bathroom layout on each side
- One unit updated a few years ago with ceramic tile and wood flooring
- Open living, dining, and kitchen arrangement in both units
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
7.18%
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 7.18%
Second Best
Apartment 5plus
$284.0K
$248.5K – $331.3K
NOI $19,878 @ 7.0% cap · market cap 6.63%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,533 @ 7.0% cap · market cap 33.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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-bedroom residences feature private baths, open living areas, and a shared fully enclosed backyard.
Where is this duplex located?
The property is located at 809 Sandpiper Dr Ladson, SC.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bathroom layout on each side; One unit updated a few years ago with ceramic tile and wood flooring; Open living, dining, and kitchen arrangement in both units
