Remodeled Office
For Sale
$169,900
870 Highway 9 Business E, Loris, SC 29569
COMMERCIAL - Loris, SC
Property Size1,200 SF
Lot Size0.17 Acres
Price / SF$141.58
Days on Market50
Property Features for 870 Highway 9 Business E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
TRS
Subdivision
02A Loris Area--central includes city of Loris
Standard status
Active
Size
1,200 SF
Lot size
0.17 Acres
Amenities
updated kitchen
2 full bathrooms
Building Details
Floors in Building
1
Number of units
1
Listing Agency:
Keller Williams The Forturro Group · Keller Williams Realty
(843) 443-9400
Listed By:
Jeff Forman · License #111037
(843) 902-4325
Added: Jun 28
Changed: Aug 4
Last Checked: Aug 16 at 8:06PM
MLS# 2616299
Copyright © 2026 Coastal Carolina Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Remodeled office building offering 1,200 SF of finished space designed for a growing business. The layout includes four offices, an updated kitchen, and two full bathrooms, providing separate work areas and practical day-to-day functionality.
The property sits on a 0.17-acre lot at 870 Highway 9 Business E in Loris, South Carolina, within zoning TRS. The commercial zoning supports use as an office and other business applications consistent with the TRS zoning designation.
This is a compact, purpose-built option for an organization looking for an office setting with multiple rooms rather than open-plan space.
The property sits on a 0.17-acre lot at 870 Highway 9 Business E in Loris, South Carolina, within zoning TRS. The commercial zoning supports use as an office and other business applications consistent with the TRS zoning designation.
This is a compact, purpose-built option for an organization looking for an office setting with multiple rooms rather than open-plan space.
Key Highlights
- 1,200 SF remodeled office building
- Four offices plus an updated kitchen
- Two full bathrooms
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
$14,688
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
8.65%
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%
$293,760
$293.8K
Cap Rate 7%
$209,829
$209.8K
Cap Rate 9%
$163,200
$163.2K
Market Conditions
NOI Build-Up for 1,200 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
$23.0K $19.20/SF
− Vacancy
−$3.5K −$2.88/SF
EGI
$19.6K $16.32/SF
− OpEx
−$4.9K −$4.08/SF
NOI
$14.7K $12.24/SF
Area
Horry County, SC
Vacancy
15.00%
Lease Rate
$19.20 /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%
$293,760
Cap Rate 7%
$209,829
Cap Rate 9%
$163,200
Alternative Uses
Best Use
Office B
$209.8K
$183.6K – $244.8K
NOI $14,688 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$304.1K
$266.1K – $354.8K
NOI $21,289 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Explore this area
Business Placement
Demographics for 29569, SC
17,048
Population
7,504
Households
2.3
Avg Household Size
45
Median Age
10%
College-Educated
82%
High-School Grad
170.3 sq mi
ZIP Area
100
Density / Sq Mi
$50,659
Median Household Income
$34,719
Median Earnings
$776
Median Rent
$190,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Remodeled 1,200 SF office building with four offices, a kitchen, and two full bathrooms, zoned TRS.
Where is this office units located?
The property is located at 870 Highway 9 Business E Loris, SC.
What is the asking price?
The asking price for this property is $169,900.
What are key features of this property?
This property features: 1,200 SF remodeled office building; Four offices plus an updated kitchen; Two full bathrooms
