Fenced Flex Space with Covered
For Sale
$995,000
860 Orangeburg Road, Summerville, SC 29483
Multiple structures combine office capability, covered service areas, and secured outdoor space for varied commercial operations.
Property Size4,000 SF
Days on Market178
Property Features for 860 Orangeburg Road
General Information
Standard status
Active
Size
4,000 SF
Property subtype
OFC, SPEC, MU
Zoning
CN_DC
Building Details
Building Size
4,000 SF
Buildings
2
Stories
1
Listing Agency:
KW Commercial
(843) 209-2410
Listed By:
Jillian Weatherford, CCIM · License #121502
(843) 209-2410
Source:
Realnex
Added: Mar 7
Changed: Aug 31
Last Checked: Aug 31 at 12:34PM
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 KW Commercial
Investment Insights
Based on property information with market context.
This CN_DC-zoned flex property in Summerville includes approximately 4,000± square feet of usable space across multiple structures. The main building provides covered bays, while a separate office-style building supports administrative or client-facing functions. A fenced site with a double-gate entrance adds controlled access and accommodates outdoor storage, parking, or laydown activities.
Located at 860 Orangeburg Road, the property sits across from an elementary school along a well-traveled corridor. Mature trees and the building setback shape the site’s street presence, while the configuration supports office, service, storage, contractor, trade, or other light operational uses, subject to applicable approvals.
Located at 860 Orangeburg Road, the property sits across from an elementary school along a well-traveled corridor. Mature trees and the building setback shape the site’s street presence, while the configuration supports office, service, storage, contractor, trade, or other light operational uses, subject to applicable approvals.
Key Highlights
- Approximately 4,000± square feet of usable space
- CN_DC zoning
- Fenced lot with double‑gate entrance
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
$85,525
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
8.60%
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%
$1,710,500
$1.7M
Cap Rate 7%
$1,221,786
$1.2M
Cap Rate 9%
$950,278
$950.3K
Market Conditions
NOI Build-Up for 4,000 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
$147.8K $36.96/SF
− Vacancy
−$16.3K −$4.07/SF
EGI
$131.6K $32.89/SF
− OpEx
−$46.1K −$11.51/SF
NOI
$85.5K $21.38/SF
Area
Dorchester County, SC
Vacancy
11.00%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,710,500
Cap Rate 7%
$1,221,786
Cap Rate 9%
$950,278
Alternative Uses
Best Use
Flex RnD
$1.22M
$1.07M – $1.43M
NOI $85,525 @ 7.0% cap · market cap 8.60%
Second Best
Office B
$1.14M
$993.2K – $1.32M
NOI $79,459 @ 7.0% cap · market cap 7.99%
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,544 @ 7.0% cap · market cap 21.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29483, SC
56,778
Population
23,133
Households
2.5
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
53.3 sq mi
ZIP Area
1,065
Density / Sq Mi
$82,194
Median Household Income
$42,929
Median Earnings
$1,220
Median Rent
$303,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Multiple structures combine office capability, covered service areas, and secured outdoor space for varied commercial operations.
Where is this flex space located?
The property is located at 860 Orangeburg Road Summerville, SC.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Approximately 4,000± square feet of usable space; CN_DC zoning; Fenced lot with double‑gate entrance
