Port Royal Sale Leaseback
For Sale
Contact for pricing
86 SC-128, Beaufort, SC 29906
Corner property with high traffic and leaseback to thriving business.
Property Size2,128 SF
Lot Size0.67 Acres
Price / SF$265.51
Days on Market710
Property Features for 86 SC-128
General Information
Standard status
Active
Size
2,128 SF
Class
C
Lot size
0.67 Acres
Property subtype
Office
Zoning
Mixed Use
Occupancy
100%
Lease Type
NNN
Investment Type
Sale/Leaseback
Net Operating Income
$45,200
Building Details
Year Built
2004
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
The HomesFinder Realty Group
Listed By:
Will Achurch, CCIM · License #SC 100920 & GA 432657
Source:
Crexi
Added: Oct 8, 2024
Changed: Sep 14
Last Checked: Sep 16 at 2:08PM
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 The HomesFinder Realty Group
Investment Insights
Based on property information with market context.
This corner property in Port Royal, situated on 2/3rds of an acre, offers an investment opportunity with a cap rate of 8. The property benefits from gracious parking and an estimated daily traffic count of 20,000 vehicles per day. The property, comprising 2128 square feet, is not subject to HOA restrictions and is not located in a Special Hazard Flood Area. Leaseback terms include a base rent of $2,967 per month, NNN, for a duration of 5 years to a thriving hardscape business.
Key Highlights
- High Cap Rate: Enjoy an exceptional investment opportunity with an 8% cap rate.
- Sale‑Leaseback: Provides immediate income stream with a 5‑year lease to a thriving business.
- NNN Lease: Minimizes landlord responsibilities with a NNN lease structure.
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
$29,303
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
5.19%
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%
$586,060
$586.1K
Cap Rate 7%
$418,614
$418.6K
Cap Rate 9%
$325,589
$325.6K
Market Conditions
NOI Build-Up for 2,128 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 $21.60/SF
− Vacancy
−$6.9K −$3.24/SF
EGI
$39.1K $18.36/SF
− OpEx
−$9.8K −$4.59/SF
NOI
$29.3K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$586,060
Cap Rate 7%
$418,614
Cap Rate 9%
$325,589
Alternative Uses
Best Use
Office B
$418.6K
$366.3K – $488.4K
NOI $29,303 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$642.0K
$561.8K – $749.1K
NOI $44,943 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
64
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Corner property with high traffic and leaseback to thriving business.
Where is this office building located?
The property is located at 86 SC-128 Beaufort, SC.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: High Cap Rate: Enjoy an exceptional investment opportunity with an 8% cap rate.; Sale‑Leaseback: Provides immediate income stream with a 5‑year lease to a thriving business.; NNN Lease: Minimizes landlord responsibilities with a NNN lease structure.
