Piedmont Industrial Opportunity For
For Sale
$3,970,000
Exchange Logistics Park Drive, Piedmont, SC 29673
Prime industrial opportunity in Piedmont, SC, for sale or lease.
Property Size28,350 SF
Price / SF$140.04
Days on Market268
Property Features for Exchange Logistics Park Drive
General Information
Standard status
Active
Size
28,350 SF
Property subtype
Industrial
Building Details
Building Size
28,350 SF
Listing Agency:
Lee & Associates | Greenville/Spartanburg
(864) 477-0455
Listed By:
Micah Williams · License #SC #125472
(864) 477-0455
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 21
Last Checked: Aug 21 at 4:26AM
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 Lee & Associates | Greenville/Spartanburg
Investment Insights
Based on property information with market context.
This industrial opportunity is located in Highway 86 Industrial Park in Piedmont, South Carolina, specifically in Anderson County, and is approximately 10.6 miles from I-85. All utilities are available. The property features LED lights throughout. The property is suitable for build-to-suit projects.
Key Highlights
- ±0.6 miles to I‑85 for easy highway access
- Located in Highway 86 Industrial Park
- All Utilities Available
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
$132,661
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
3.34%
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%
$2,653,220
$2.7M
Cap Rate 7%
$1,895,157
$1.9M
Cap Rate 9%
$1,474,011
$1.5M
Market Conditions
NOI Build-Up for 28,350 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
$170.4K $6.01/SF
− Vacancy
−$14.3K −$0.50/SF
EGI
$156.1K $5.51/SF
− OpEx
−$23.4K −$0.83/SF
NOI
$132.7K $4.68/SF
Area
Greenville County, SC
Vacancy
8.40%
Lease Rate
$6.01 /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%
$2,653,220
Cap Rate 7%
$1,895,157
Cap Rate 9%
$1,474,011
Alternative Uses
Best Use
Warehouse
$1.90M
$1.66M – $2.21M
NOI $132,661 @ 7.0% cap · market cap 3.34%
Second Best
Industrial
$1.56M
$1.37M – $1.82M
NOI $109,250 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$12.11M
$10.60M – $14.13M
NOI $847,900 @ 7.0% cap · market cap 21.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29673, SC
29,898
Population
12,585
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
87%
High-School Grad
70.6 sq mi
ZIP Area
423
Density / Sq Mi
$69,630
Median Household Income
$42,742
Median Earnings
$1,024
Median Rent
$225,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Warehouse - Prime industrial opportunity in Piedmont, SC, for sale or lease.
Where is this warehouse located?
The property is located at Exchange Logistics Park Drive Piedmont, SC.
What is the asking price?
The asking price for this property is $3,970,000.
What are key features of this property?
This property features: ±0.6 miles to I‑85 for easy highway access; Located in Highway 86 Industrial Park; All Utilities Available
