Historic Two-Unit
For Sale
$900,000
Pending
96 Bogard St, Charleston, SC 29403
Flexible duplex with separate residences, historic detailing, porches, fenced outdoor space, and off-street parking.
Property Size2,068 SF
Days on Market24
Property Features for 96 Bogard St
General Information
Standard status
Pending
Size
2,068 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
electric fireplace
front porch
back porch
fenced backyard
washer and dryer
off-street parking
on-street parking
storage space
Building Details
Year Built
1940
Construction
Charleston-style
Listing Agency:
Keller Williams Realty Charleston
(843) 345-1273
Listed By:
Brian Beatty · License #62721
Source:
Charlestonareapropertyguide
Added: Aug 7
Changed: Aug 28
Last Checked: Aug 25 at 6:02AM
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 Keller Williams Realty Charleston
Investment Insights
Based on property information with market context.
Built in 1940, this 2,068-square-foot duplex at 96 Bogard St in Charleston is arranged as two separate residences. The upper unit includes 3 bedrooms and 1 bathroom, while the lower unit offers 2 bedrooms and 1 bathroom. Both feature original hardwood flooring, tiled kitchens and bathrooms, and front and rear porches. Additional improvements include laundry appliances, a fenced backyard shared by the units, and storage in the upper residence.
The property is in downtown Charleston, within walking distance of the College of Charleston, MUSC, and King Street dining, shopping, and entertainment. A Bed & Breakfast permit is approved, with owner occupancy of one unit required for that use. The property may also be used as a duplex, owner-occupied residence with rental space, or a single-family home conversion.
The property is in downtown Charleston, within walking distance of the College of Charleston, MUSC, and King Street dining, shopping, and entertainment. A Bed & Breakfast permit is approved, with owner occupancy of one unit required for that use. The property may also be used as a duplex, owner-occupied residence with rental space, or a single-family home conversion.
Key Highlights
- 2,068‑square‑foot duplex built in 1940
- Two separate units: 3 bedrooms and 1 bathroom upstairs; 2 bedrooms and 1 bathroom downstairs
- Approved Bed & Breakfast permit with owner occupancy of one unit required
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
$27,086
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
3.01%
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%
$541,720
$541.7K
Cap Rate 7%
$386,943
$386.9K
Cap Rate 9%
$300,956
$301.0K
Market Conditions
NOI Build-Up for 2,068 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
$40.9K $19.80/SF
− Vacancy
−$2.3K −$1.09/SF
EGI
$38.7K $18.71/SF
− OpEx
−$11.6K −$5.61/SF
NOI
$27.1K $13.10/SF
Area
Charleston, SC
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
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%
$541,720
Cap Rate 7%
$386,943
Cap Rate 9%
$300,956
Alternative Uses
Best Use
Multifamily LT 5
$386.9K
$338.6K – $451.4K
NOI $27,086 @ 7.0% cap · market cap 3.01%
Second Best
Apartment 5plus
$358.6K
$313.8K – $418.4K
NOI $25,102 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$559.6K
$489.7K – $652.9K
NOI $39,175 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6,257
Businesses Nearby
Explore this area
Business Placement
Demographics for 29403, SC
21,363
Population
13,013
Households
1.6
Avg Household Size
30
Median Age
57%
College-Educated
92%
High-School Grad
5.4 sq mi
ZIP Area
3,956
Density / Sq Mi
$65,689
Median Household Income
$43,421
Median Earnings
$1,658
Median Rent
$624,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible duplex with separate residences, historic detailing, porches, fenced outdoor space, and off-street parking.
Where is this duplex located?
The property is located at 96 Bogard St Charleston, SC.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 2,068‑square‑foot duplex built in 1940; Two separate units: 3 bedrooms and 1 bathroom upstairs; 2 bedrooms and 1 bathroom downstairs; Approved Bed & Breakfast permit with owner occupancy of one unit required
