Two-Building Mixed-Use
For Sale
$350,000
835 Frink St, Cayce, SC 29033
M-zoned property includes a front building and a tenant-occupied rear building.
Property Size2,200 SF
Price / SF$159.09
Days on Market67
Property Features for 835 Frink St
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Residential Income
Listing Agency:
Southern Visions Realty I LLC
(803) 359-9571
Listed By:
W Rhett Kelly
Source:
Exprealty
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 12:48PM
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 Southern Visions Realty I LLC
Investment Insights
Based on property information with market context.
This mixed-use property comprises two buildings totaling 2,200 in reported property size. The front structure at 835 Frink St offers space for an owner-user, office, retail operation, or redevelopment. The rear building at 736 McDuffie Street is occupied by a tenant and provides ongoing rental income.
M zoning supports commercial and mixed-use applications. The property is offered in its existing condition, with both buildings included in the sale. Its two-building configuration provides separate front and rear components at distinct street addresses.
M zoning supports commercial and mixed-use applications. The property is offered in its existing condition, with both buildings included in the sale. Its two-building configuration provides separate front and rear components at distinct street addresses.
Key Highlights
- Two buildings included in the property
- 2,200 reported property size
- M zoning supports commercial and mixed‑use applications
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
$22,770
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
6.51%
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%
$455,400
$455.4K
Cap Rate 7%
$325,286
$325.3K
Cap Rate 9%
$253,000
$253.0K
Market Conditions
NOI Build-Up for 2,200 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
$39.6K $18.00/SF
− Vacancy
−$3.2K −$1.44/SF
EGI
$36.4K $16.56/SF
− OpEx
−$13.7K −$6.21/SF
NOI
$22.8K $10.35/SF
Area
Lexington County, SC
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$455,400
Cap Rate 7%
$325,286
Cap Rate 9%
$253,000
Alternative Uses
Best Use
Mixed Use
$325.3K
$284.6K – $379.5K
NOI $22,770 @ 7.0% cap · market cap 6.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$590.9K
$517.0K – $689.3K
NOI $41,360 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
253
Businesses Nearby
Explore this area
Business Placement
Demographics for 29033, SC
12,575
Population
6,873
Households
1.8
Avg Household Size
36
Median Age
31%
College-Educated
94%
High-School Grad
10.0 sq mi
ZIP Area
1,258
Density / Sq Mi
$57,524
Median Household Income
$37,629
Median Earnings
$1,342
Median Rent
$156,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - M-zoned property includes a front building and a tenant-occupied rear building.
Where is this mixed-use property located?
The property is located at 835 Frink St Cayce, SC.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two buildings included in the property; 2,200 reported property size; M zoning supports commercial and mixed‑use applications
