Building Details

Floors in Building 1

Number of units 1

Listing Agency: Sea Oats Real Estate c***@gmail.com Show Phone

Listed By: Rob Lewis Show Phone

Added: Aug 28, 2025 Changed: Aug 19 Last Checked: Aug 23 at 10:06AM

Report an Issue

MLS# 2521434

Copyright © 2026 Coastal Carolina Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This warehouse property includes two sub-divided parcels with shared access easements directly off Hwy 9. The offering includes approximately 1 AC of undeveloped, excess land with road frontage (~210 LF) and a rear parcel improved with a commercial warehouse of approximately 10,000 SF.

The warehouse features two dock-height bay doors sized 12' x 10' and an interior industrial layout with approx. 26' interior center beam, plus multi-level space suitable for mezzanine build. Interior improvements include assorted metal storage racks and industrial fans, along with a small office build-out (~600 SF). A graveled, fenced-in area (72' x 61') is available for refurbishment and fleet security.

Loading dock area measures 100' x 10' with a 12" slab. The building is currently used for inventory and supplies storage for Seaside Furniture along the busy Hwy 9 corridor. SCDOT data indicates traffic in the area at ~50,000+ average vehicles per day. Both parcels are available for development on both sides.

Key Highlights

• Two sub‑divided parcels with shared access easements directly off Hwy 9
• Approximately 1 AC of undeveloped excess land with road frontage (~210 LF)
• Warehouse with two dock‑height bay doors (12' x 10')

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

$140,239

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

7.02%

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%

$2,804,780 $2.8M

Cap Rate 7%

$2,003,414 $2.0M

Cap Rate 9%

$1,558,211 $1.6M

Market Conditions

NOI Build-Up for 9,000 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

$175.0K $19.44/SF

− Vacancy

−$10.0K −$1.11/SF

EGI

$165.0K $18.33/SF

− OpEx

−$24.7K −$2.75/SF

NOI

$140.2K $15.58/SF

Area

Horry County, SC

Vacancy

5.70%

Lease Rate

$19.44 /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%

$2,804,780

Cap Rate 7%

$2,003,414

Cap Rate 9%

$1,558,211

Alternative Uses

Best Use

Warehouse

$2.00M

$1.75M – $2.34M (±1% cap)

NOI $140,239 @ 7.0% cap · market cap 7.02%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.28M

$2.00M – $2.66M (±1% cap)

NOI $159,667 @ 7.0% cap · market cap 7.99%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Warehouses

Lease Details

26 ft

Clear height

2

Dock-high doors

Yes

Fenced yard

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

2

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 29568, SC

15,287

Population

8,131

Households

1.9

Avg Household Size

52

Median Age

18%

College-Educated

92%

High-School Grad

89.5 sq mi

ZIP Area

171

Density / Sq Mi

$61,048

Median Household Income

$29,181

Median Earnings

$1,241

Median Rent

$234,900

Median Home Value

Market

Vacancy Rate% for Industrial in South region

6% 2019

6.5% 2020

4% 2021

3.5% 2022

6% 2023

7.6% 2024

7.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Similar For Sale Nearby

Flex Manufacturing Building with Workshop

7432 Highway 90, Longs, SC 29568

$650,000

900 SF

View details

Coastal Storage Concepts Opportunity

6588 Water Tower Rd, Longs, SC 29568

Contact for pricing

34,813 SF

View details

Equestrian Farm with Multiple Residences

Longs, SC 29568

Contact for pricing

View details

Frequently Asked Questions

What type of property is this?

Warehouse - Warehouse and excess yard with shared Hwy 9 access and HC zoning, plus dock-height loading and a small office build-out.

Where is this warehouse located?

The property is located at East Side Hwy 9 E Hwy 9 Longs, SC.

What is the asking price?

The asking price for this property is $1,999,000.

What are key features of this property?

This property features: Two sub‑divided parcels with shared access easements directly off Hwy 9; Approximately 1 AC of undeveloped excess land with road frontage (~210 LF); Warehouse with two dock‑height bay doors (12' x 10')