Mixed-Use Property on Boundary
For Sale
Contact for pricing
2749 Boundary St, Beaufort, SC 29906
Two commercial/retail/warehouse spaces available for sale.
Property Size5,480 SF
Price / SF$116.42
Days on Market1202
Property Features for 2749 Boundary St
General Information
Standard status
Active
Size
5,480 SF
Total Parking Spaces
20
Property subtype
Retail, Office, Industrial
Zoning
Commercial
Building Details
Year Built
1965
Stories
1
Units
2
Listing Agency:
Tideland Realty Inc
Listed By:
Matt Trumps · License #SC 29302
(843) 252-8996
Source:
Crexi
Added: May 31, 2023
Changed: Sep 7
Last Checked: Sep 13 at 6:23AM
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 Tideland Realty Inc
Investment Insights
Based on property information with market context.
This mixed-use property features two buildings. The main retail unit offers 4,000 square feet, including approximately 1,600 square feet of retail space and about 2,500 square feet of warehouse space with 16-foot ceilings. The secondary office/warehouse building provides approximately 1,700 square feet, featuring a large rollup door leading to an 800-square-foot warehouse and two additional large rooms totaling about 800 square feet. The ceiling height in the entire secondary building is approximately 16 feet. The property is located on US 21 Boundary Street and is adjacent to a Dollar General Store. The total property size is 5,480 square feet.
Key Highlights
- Two commercial buildings totaling approximately 5700 sq ft (4000 sq ft + 1700 sq ft).
- Main building features 4000 sq ft with retail and warehouse space.
- Secondary building features 1700 sq ft with office and warehouse space.
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
$36,780
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
5.76%
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%
$735,600
$735.6K
Cap Rate 7%
$525,429
$525.4K
Cap Rate 9%
$408,667
$408.7K
Market Conditions
NOI Build-Up for 5,480 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
$46.0K $8.40/SF
− Vacancy
−$2.8K −$0.50/SF
EGI
$43.3K $7.90/SF
− OpEx
−$6.5K −$1.18/SF
NOI
$36.8K $6.71/SF
Area
Beaufort County, SC
Vacancy
6.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$735,600
Cap Rate 7%
$525,429
Cap Rate 9%
$408,667
Alternative Uses
Best Use
Retail
$1.24M
$1.08M – $1.44M
NOI $86,540 @ 7.0% cap · market cap 13.56%
Second Best
Office B
$1.08M
$943.3K – $1.26M
NOI $75,460 @ 7.0% cap · market cap 11.83%
Theoretical Best
Office A
$1.65M
$1.45M – $1.93M
NOI $115,738 @ 7.0% cap · market cap 18.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 29906, SC
22,608
Population
11,028
Households
2.1
Avg Household Size
31
Median Age
24%
College-Educated
91%
High-School Grad
45.0 sq mi
ZIP Area
502
Density / Sq Mi
$61,350
Median Household Income
$32,253
Median Earnings
$1,377
Median Rent
$236,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two commercial/retail/warehouse spaces available for sale.
Where is this mixed-use property located?
The property is located at 2749 Boundary St Beaufort, SC.
What is the asking price?
The asking price for this property is $638,000.
What are key features of this property?
This property features: Two commercial buildings totaling approximately 5700 sq ft (4000 sq ft + 1700 sq ft).; Main building features 4000 sq ft with retail and warehouse space.; Secondary building features 1700 sq ft with office and warehouse space.
