Live-Work and Office
For Sale
$1,395,000
906 Augusta Street, Greenville, SC 29605
SINGLE_FAMILY - Greenville, SC
Property Size4,000 SF
Lot Size0.35 Acres
Price / SF$348.75
Days on Market69
Property Features for 906 Augusta Street
General Information
Property type
Residential
Property subtype
Office
Zoning
MX2
Subdivision
074
Standard status
Active
APN
0095000901300
Lot size
0.35 Acres
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Flooring type
Tile, Wood
Building materials
Brick
Roof type
Composition
Listing Agency:
Rosenfeld Realty Group
(864) 561-3557
Listed By:
Renia Trickett · License #45210
(864) 238-0110
Added: Jun 24
Changed: Aug 3
Last Checked: Aug 31 at 6:06PM
MLS# 1588836
Copyright © 2026 Greater Greenville 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.
This flexible live-work, office, and creative-style property at 906 Augusta Street offers approximately +/-4,000 square feet of adaptable interior space. It features four separate exterior access doors, allowing for practical compartmentalization into private suites or multi-tenant configurations. The property also includes a dedicated 12-car parking lot and a brand new roof, both of which support day-to-day usability for business and guest-facing concepts. For security, the building is under 24-hour surveillance.
Zoned MX2, the property is also identified as being within an Opportunity Zone. The site is positioned just minutes from downtown Greenville and along Augusta Street, with convenient access to major thoroughfares and Prisma Health. The location is described as providing easy connectivity for commuting and for both client-facing and residential use.
From an operator standpoint, the layout and multiple entry points make this property workable for a range of scenarios, including professional office use, medical or spa concepts, creative studios, or short-term rental operations that benefit from flexible access and segmentation. With dedicated parking and multiple exterior doors, it can support both resident and client/guest rhythms without requiring a single uniform floor plan.
Zoned MX2, the property is also identified as being within an Opportunity Zone. The site is positioned just minutes from downtown Greenville and along Augusta Street, with convenient access to major thoroughfares and Prisma Health. The location is described as providing easy connectivity for commuting and for both client-facing and residential use.
From an operator standpoint, the layout and multiple entry points make this property workable for a range of scenarios, including professional office use, medical or spa concepts, creative studios, or short-term rental operations that benefit from flexible access and segmentation. With dedicated parking and multiple exterior doors, it can support both resident and client/guest rhythms without requiring a single uniform floor plan.
Key Highlights
- ±4,000 sq ft property at 906 Augusta Street in Greenville with flexible residential, office, and short‑term rental use potential
- Zoned MX2 in an Opportunity Zone
- Brand new roof and brick construction
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
$61,517
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
4.41%
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%
$1,230,340
$1.2M
Cap Rate 7%
$878,814
$878.8K
Cap Rate 9%
$683,522
$683.5K
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
$92.2K $23.04/SF
− Vacancy
−$10.1K −$2.53/SF
EGI
$82.0K $20.51/SF
− OpEx
−$20.5K −$5.13/SF
NOI
$61.5K $15.38/SF
Area
Greenville County, SC
Vacancy
11.00%
Lease Rate
$23.04 /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%
$1,230,340
Cap Rate 7%
$878,814
Cap Rate 9%
$683,522
Alternative Uses
Best Use
Office B
$878.8K
$769.0K – $1.03M
NOI $61,517 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$519.5K
$454.6K – $606.1K
NOI $36,366 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.71M
$1.50M – $1.99M
NOI $119,633 @ 7.0% cap · market cap 8.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,337
Businesses Nearby
Explore this area
Business Placement
Demographics for 29605, SC
36,970
Population
17,013
Households
2.2
Avg Household Size
37
Median Age
34%
College-Educated
86%
High-School Grad
24.8 sq mi
ZIP Area
1,491
Density / Sq Mi
$63,717
Median Household Income
$39,518
Median Earnings
$1,049
Median Rent
$228,300
Median Home Value
Market
Vacancy Rate% for Office in Greenville, SC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - MX2 zoned property with a new roof, 12-car parking, and four exterior access doors for flexible live, office, or rental use.
Where is this office units located?
The property is located at 906 Augusta Street Greenville, SC.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: ±4,000 sq ft property at 906 Augusta Street in Greenville with flexible residential, office, and short‑term rental use potential; Zoned MX2 in an Opportunity Zone; Brand new roof and brick construction
