Convenience Store with
For Sale
$2,500,000
965 Bucksport Rd, Conway, SC 29527
Liquor and convenience store sale includes business, building, and land for an owner-operator expansion plan.
Property Size6,215 SF
Lot Size1.25 Acres
Price / SF$402.25
Days on Market164
Property Features for 965 Bucksport Rd
General Information
Standard status
Active
Size
6,215 SF
Lot size
1.25 Acres
Additional Details
Business Included
Yes
Listing Agency:
Above The Beach Real Estate
(843) 397-9434
Listed By:
Jennifer Lewis · License #82917
(843) 995-0375
Source:
Exprealty
Added: Mar 26
Changed: Aug 20
Last Checked: Sep 4 at 8:26AM
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 Above The Beach Real Estate
Investment Insights
Based on property information with market context.
This offering is a 4,000-square-foot convenience store operating as a liquor and convenience business. The sale is described as including the business, the building, and approximately 1.25 acres of land. The property is set up for retail service and includes an existing store operation. The remarks also note prior uses as a restaurant and laundromat, suggesting functional flexibility within the site improvements.
The business is positioned as an established operation in a stable location, with an existing customer base and in-place infrastructure. The store’s reported income is characterized as conservative, with limited product expansion and minimal marketing efforts noted in the remarks, which points to operational direction for a new owner.
For an owner-operator, the property is presented as a straightforward platform to build on current operations. The remarks specifically highlight opportunities such as expanding high-margin offerings like hot food, adding lottery, extending hours, and increasing local marketing activity. Overall, this is a turn-key liquor and convenience store concept with room for retail program adjustments under new ownership.
The business is positioned as an established operation in a stable location, with an existing customer base and in-place infrastructure. The store’s reported income is characterized as conservative, with limited product expansion and minimal marketing efforts noted in the remarks, which points to operational direction for a new owner.
For an owner-operator, the property is presented as a straightforward platform to build on current operations. The remarks specifically highlight opportunities such as expanding high-margin offerings like hot food, adding lottery, extending hours, and increasing local marketing activity. Overall, this is a turn-key liquor and convenience store concept with room for retail program adjustments under new ownership.
Key Highlights
- 4,000 SF convenience store with established operations and an existing customer base
- Sale includes the business, approx. 1.25 acres, and the building
- Currently operating as a liquor and convenience store with in‑place store infrastructure
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
$102,529
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
4.10%
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%
$2,050,580
$2.1M
Cap Rate 7%
$1,464,700
$1.5M
Cap Rate 9%
$1,139,211
$1.1M
Market Conditions
NOI Build-Up for 6,215 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
$140.2K $22.56/SF
− Vacancy
−$3.5K −$0.56/SF
EGI
$136.7K $22.00/SF
− OpEx
−$34.2K −$5.50/SF
NOI
$102.5K $16.50/SF
Area
Horry County, SC
Vacancy
2.50%
Lease Rate
$22.56 /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%
$2,050,580
Cap Rate 7%
$1,464,700
Cap Rate 9%
$1,139,211
Alternative Uses
Best Use
Specialty Retail
$1.46M
$1.28M – $1.71M
NOI $102,529 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$1.29M
$1.13M – $1.51M
NOI $90,604 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,259 @ 7.0% cap · market cap 4.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29527, SC
26,343
Population
11,447
Households
2.3
Avg Household Size
42
Median Age
14%
College-Educated
86%
High-School Grad
155.1 sq mi
ZIP Area
170
Density / Sq Mi
$53,078
Median Household Income
$32,294
Median Earnings
$962
Median Rent
$197,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Liquor and convenience store sale includes business, building, and land for an owner-operator expansion plan.
Where is this grocery and convenience store located?
The property is located at 965 Bucksport Rd Conway, SC.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 4,000 SF convenience store with established operations and an existing customer base; Sale includes the business, approx. 1.25 acres, and the building; Currently operating as a liquor and convenience store with in‑place store infrastructure
