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    Charleston Commercial Land Opportunity Title is generated by Realmo AI

    Shelby Ray Ct, Charleston, SC 29414

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    4.37-acre commercial land near Glenn McConnell Parkway.

    Type:Land
    Property size:
    16,000 SF
    Lot size:
    4.37 Acres
    Price / SF:
    $75/SF
    Added:
    Oct 8, 2024
    Days on Market:
    605
    Last Refresh:
    May 12 at 8:28 pm

    Property Features for Shelby Ray Ct

    General Information

    Standard status
    Active
    Size
    16,000 SF
    Lot size
    4.37 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Benjy Cooke

    Listing agent Benjy Cooke License #SC 39847

    Listing office Oswald Cooke & Associates

    Listing date Oct 8, 2024

    Source Crexi

    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 Oswald Cooke & Associates

    HighLights

    • Part of Harmony Development Agreement with entitlement to a 33‑acre/240‑unit "Active Adult Multi‑Family" development and a 52+ acre permanent green space parcel.
    • Located in a high‑growth area with 94,000+ residential units within a 5‑mile radius and multiple large communities under development.
    • Zoned Limited Business in the City of Charleston, allowing for a 16,000 SF maximum building.
    • Green space includes bike and pedestrian paths connecting to West Ashley Park.
    • Excellent accessibility via Bees Ferry/Glenn McConnell corridor, recently widened to accommodate growing traffic, with access to Interstate 526 and Bees Ferry Road.
    • Proximity to Bon Secours - Roper St. Francis Hospital (2.5 miles) and various retailers.

    Overview

    This 4.37+/- acre commercial tract is part of the Harmony Development Agreement. Zoned Limited Business in the City of Charleston, the land allows for a maximum building size of 16,000 square feet. The entitlement includes a 33-acre/240-unit 'Active Adult Multi-Family' development and a 52+ acre permanent green space parcel featuring bike and pedestrian paths connecting to West Ashley Park. Located in the Bees Ferry/Glenn McConnell corridor, the site is positioned to serve current and future residents. There are over 94,000 residential units within a 5-mile radius, with multiple large communities developing in the immediate market. Glenn McConnell Parkway has recently been widened to accommodate the growing population. This corridor provides access to Interstate 526 and Bees Ferry Road. The site is 2.5 miles from Bon Secours - Roper St. Francis Hospital. Nearby retailers include Wal-Mart, Harris Teeter, Starbucks, Zaxby’s, Sonic, Sherwin Williams, Doctors Care, and Roper St. Francis Urgent Care.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Charleston
    County
    Berkeley
    State
    South Carolina
    Longitude
    -80.068215
    Latitude
    32.820733

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    FAQs

    What type of property is this?
    Commercial land - 4.37-acre commercial land near Glenn McConnell Parkway.
    Where is this commercial land located?
    The property is located at Shelby Ray Ct Charleston, SC.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Part of Harmony Development Agreement with entitlement to a 33‑acre/240‑unit "Active Adult Multi‑Family" development and a 52+ acre permanent green space parcel.; Located in a high‑growth area with 94,000+ residential units within a 5‑mile radius and multiple large communities under development.; Zoned Limited Business in the City of Charleston, allowing for a 16,000 SF maximum building.
    (864) 344-1541 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Benjy Cooke
    Real Estate License ID: SC 39847
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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