For Sale
$3,500,000
829 Front St., Georgetown, SC 29440
Mixed-use properties
Property Size13,950 SF
Price / SF$250.90
Days on Market95
Property Features for 829 Front St.
General Information
Standard status
Active
Size
13,950 SF
Property subtype
Commercial
Zoning
Commercial
Building Details
Stories
3
Listing Agency:
The Litchfield Company Real Estate Gtwn
(803) 818-5362
Listed By:
Chuck Richardson III () · License #24380
(843) 251-1735
Source:
Homelandrealtygroup
Added: Jun 9
Changed: Sep 9
Last Checked: Sep 10 at 9:22AM
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 The Litchfield Company Real Estate Gtwn
Investment Insights
Based on property information with market context.
Key Highlights
- 829 Front Street mixed‑use property with approximately 13,950 sq ft of interior space
- Includes high‑visibility retail storefronts, professional office suites, and waterfront apartments
- Waterfront outdoor features include private porches, sun‑drenched balconies, and shaded decks
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
$195,858
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
5.60%
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%
$3,917,160
$3.9M
Cap Rate 7%
$2,797,971
$2.8M
Cap Rate 9%
$2,176,200
$2.2M
Market Conditions
NOI Build-Up for 13,950 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
$334.8K $24.00/SF
− Vacancy
−$73.7K −$5.28/SF
EGI
$261.1K $18.72/SF
− OpEx
−$65.3K −$4.68/SF
NOI
$195.9K $14.04/SF
Area
Georgetown County, SC
Vacancy
22.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$3,917,160
Cap Rate 7%
$2,797,971
Cap Rate 9%
$2,176,200
Alternative Uses
Best Use
Office B
$2.80M
$2.45M – $3.26M
NOI $195,858 @ 7.0% cap · market cap 5.60%
Second Best
Retail
$2.39M
$2.09M – $2.78M
NOI $166,982 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$3.83M
$3.35M – $4.46M
NOI $267,840 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Explore this area
Business Placement
Demographics for 29440, SC
27,451
Population
13,845
Households
2
Avg Household Size
46
Median Age
23%
College-Educated
89%
High-School Grad
523.1 sq mi
ZIP Area
52
Density / Sq Mi
$54,926
Median Household Income
$33,636
Median Earnings
$912
Median Rent
$160,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
Where is this mixed-use property located?
The property is located at 829 Front St. Georgetown, SC.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 829 Front Street mixed‑use property with approximately 13,950 sq ft of interior space; Includes high‑visibility retail storefronts, professional office suites, and waterfront apartments; Waterfront outdoor features include private porches, sun‑drenched balconies, and shaded decks
