Live-Work Space With
For Sale
$449,000
9 Springdale Road, Graniteville, SC 29829
Commercial Sale, Graniteville, SC
Property Size3,200 SF
Lot Size2.35 Acres
Price / SF$140.31
Days on Market92
Property Features for 9 Springdale Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RUD
Parking features
Open
Interior features
Solid Surface Counters, Walk-In Closet(s), Cathedral Ceiling(s)
Fencing
Fenced
Lot features
Wooded, Level, Wooded, Level
Directions
I20 West to Exit 11 then Right onto Bettis Academy Rd then Right onto Springdale Rd. Driveway /Gate on Left. Proceed up Driveway Home on Right.
Subdivision
NW
Standard status
Active
APN
048-00-08-009
Size
3,200 SF
Lot size
2.35 Acres
Taxes and HOA fees
Tax Description
S/SD OF SPRINGDALE RD
Legal Description
S/SD OF SPRINGDALE RD
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Electric (Heating), Forced Air
Cooling system
Heat Pump, Central Air, Electric
Water source
Public
Building Details
Year built
2018
Floors in Building
2
Flooring type
Wood, Tile - Ceramic, Marble
Roof type
Metal
Listing Agency:
Shannon Rollings Real Estate
(803) 278-1818
Listed By:
Shannon D Rollings · License #48555
(706) 664-2158
Added: Jun 4
Changed: Sep 3
Last Checked: Sep 3 at 7:06PM
MLS# 223806
Copyright © 2026 Aiken 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.
Completed in 2018, this 3,200-square-foot live-work property sits on 2.35 acres and features custom Red Iron steel construction. The interior includes an open main room with cathedral-height ceilings, LVP flooring, a full kitchen with quartz surfaces, tiled backsplash, island seating, pantry, range, vent hood, dishwasher, and refrigerator. An upstairs bedroom with an ensuite and loft adds private space. The attached 40-by-20-foot garage has 14-foot roll-up doors on both sides, while the covered vaulted-ceiling porch leads to double wood-and-glass entry doors.
The gated property is located at 9 Springdale Road in Graniteville, near Bettis Academy Road and Interstate 20 Exit 11. Additional features include fenced grounds, public water, septic service, a metal roof, central air, heat pump, forced-air heating, dual electrical panels with expansion capacity, an electric vehicle plug, sprinkler system, surround sound, remote-controlled blinds, and reinforced concrete construction.
The gated property is located at 9 Springdale Road in Graniteville, near Bettis Academy Road and Interstate 20 Exit 11. Additional features include fenced grounds, public water, septic service, a metal roof, central air, heat pump, forced-air heating, dual electrical panels with expansion capacity, an electric vehicle plug, sprinkler system, surround sound, remote-controlled blinds, and reinforced concrete construction.
Key Highlights
- 2.35‑acre gated property at 9 Springdale Road, Graniteville, SC 29829
- 3,200‑square‑foot live‑work building completed in 2018
- Attached 40x20 garage with 14‑foot roll‑up doors on both sides
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
$33,012
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
7.35%
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%
$660,240
$660.2K
Cap Rate 7%
$471,600
$471.6K
Cap Rate 9%
$366,800
$366.8K
Market Conditions
NOI Build-Up for 3,200 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
$48.0K $15.00/SF
− Vacancy
−$4.0K −$1.25/SF
EGI
$44.0K $13.76/SF
− OpEx
−$11.0K −$3.44/SF
NOI
$33.0K $10.32/SF
Area
Aiken County, SC
Vacancy
8.30%
Lease Rate
$15.00 /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%
$660,240
Cap Rate 7%
$471,600
Cap Rate 9%
$366,800
Alternative Uses
Best Use
Office B
$471.6K
$412.7K – $550.2K
NOI $33,012 @ 7.0% cap · market cap 7.35%
Second Best
Mixed Use
$361.0K
$315.9K – $421.2K
NOI $25,272 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$616.8K
$539.7K – $719.6K
NOI $43,177 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 29829, SC
12,567
Population
4,849
Households
2.6
Avg Household Size
35
Median Age
32%
College-Educated
87%
High-School Grad
34.9 sq mi
ZIP Area
360
Density / Sq Mi
$76,025
Median Household Income
$40,799
Median Earnings
$1,073
Median Rent
$225,600
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?
Live-work space - Custom steel construction combines an open interior, full kitchen, upper-level bedroom suite, and gated site access.
Where is this live-work space located?
The property is located at 9 Springdale Road Graniteville, SC.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2.35‑acre gated property at 9 Springdale Road, Graniteville, SC 29829; 3,200‑square‑foot live‑work building completed in 2018; Attached 40x20 garage with 14‑foot roll‑up doors on both sides
