Industrial Opportunity Near
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2310 River Rd, Piedmont, SC 29673
10,500 SF industrial property in Piedmont, SC, near I-85.
Property Size10,500 SF
Price / SF$123.81
Days on Market773
Property Features for 2310 River Rd
General Information
Standard status
Active
Size
10,500 SF
Property subtype
Industrial
Zoning
NZ
Listing Agency:
Lee & Associates - Greenville
(864) 477-0455
Listed By:
Randall Bentley · License #SC 2953
Source:
Crexi
Added: Jul 10, 2024
Changed: Aug 21
Last Checked: Aug 21 at 10:12AM
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 Lee & Associates - Greenville
Investment Insights
Based on property information with market context.
This industrial property offers approximately 10,500 square feet of space and is located at 2310 River Road in Piedmont, South Carolina, specifically in Anderson County. The property is positioned less than a quarter of a mile from Interstate 85, offering convenient transportation access. This property is suitable for industrial use.
Key Highlights
- Located less than 1/4 mile from I‑85
- ±10,500 SF industrial opportunity
- For sale or lease
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
$49,134
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
3.78%
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%
$982,680
$982.7K
Cap Rate 7%
$701,914
$701.9K
Cap Rate 9%
$545,933
$545.9K
Market Conditions
NOI Build-Up for 10,500 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
$63.1K $6.01/SF
− Vacancy
−$5.3K −$0.50/SF
EGI
$57.8K $5.51/SF
− OpEx
−$8.7K −$0.83/SF
NOI
$49.1K $4.68/SF
Area
Greenville County, SC
Vacancy
8.40%
Lease Rate
$6.01 /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%
$982,680
Cap Rate 7%
$701,914
Cap Rate 9%
$545,933
Alternative Uses
Best Use
Warehouse
$701.9K
$614.2K – $818.9K
NOI $49,134 @ 7.0% cap · market cap 3.78%
Second Best
Industrial
$578.0K
$505.8K – $674.4K
NOI $40,463 @ 7.0% cap · market cap 3.11%
Theoretical Best
Office A
$4.49M
$3.93M – $5.23M
NOI $314,037 @ 7.0% cap · market cap 24.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29673, SC
29,898
Population
12,585
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
87%
High-School Grad
70.6 sq mi
ZIP Area
423
Density / Sq Mi
$69,630
Median Household Income
$42,742
Median Earnings
$1,024
Median Rent
$225,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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- River Road Storage — 2531 River Rd, Piedmont, SC 29673
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Frequently Asked Questions
What type of property is this?
Warehouse - 10,500 SF industrial property in Piedmont, SC, near I-85.
Where is this warehouse located?
The property is located at 2310 River Rd Piedmont, SC.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Located less than 1/4 mile from I‑85; ±10,500 SF industrial opportunity; For sale or lease
