Prime Greenville Commercial Corner
For Sale
$1,400,000
Poinsett Highway, Greenville, SC 29609
Commercial/Industrial, Greenville, SC
Property Size10,000 SF
Lot Size0.72 Acres
Price / SF$140
Days on Market93
Property Features for Poinsett Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
074
Standard status
Active
APN
0175000300900
Lot size
0.72 Acres
Utilities
Heating system
Electric (Heating)
Water source
Public
Building Details
Flooring type
Concrete
Building materials
Metal
Listing Agency:
Cross Creek Realty, LLC
(864) 517-3621
Listed By:
Alan Brockington · License #SC 87854
(864) 237-1030
Added: May 21
Changed: Aug 19
Last Checked: Aug 21 at 9:06AM
MLS# 1552196
Copyright © 2026 Greater Greenville 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.
Located in the Poinsett District, moments from downtown Greenville, this 0.72-acre property presents a business development opportunity. The corner lot benefits from high visibility and a daily traffic count exceeding 40,000 vehicles. It includes two 5,000-square-foot buildings suitable for various commercial applications. The property features ample parking and accessibility, making it an ideal location for retail, office, or mixed-use ventures. This property is located in a rapidly growing area.
Key Highlights
- Prime location in the rapidly growing Poinsett District, moments from downtown Greenville.
- High‑visibility corner lot with over 40,000 daily traffic count.
- Two 5000 square feet buildings suitable for various commercial uses.
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
$103,500
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
7.39%
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%
$2,070,000
$2.1M
Cap Rate 7%
$1,478,571
$1.5M
Cap Rate 9%
$1,150,000
$1.2M
Market Conditions
NOI Build-Up for 10,000 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
$180.0K $18.00/SF
− Vacancy
−$14.4K −$1.44/SF
EGI
$165.6K $16.56/SF
− OpEx
−$62.1K −$6.21/SF
NOI
$103.5K $10.35/SF
Area
Greenville County, SC
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,070,000
Cap Rate 7%
$1,478,571
Cap Rate 9%
$1,150,000
Alternative Uses
Best Use
Mixed Use
$1.48M
$1.29M – $1.73M
NOI $103,500 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.27M
$3.74M – $4.98M
NOI $299,083 @ 7.0% cap · market cap 21.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
40,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
529
Businesses Nearby
Explore this area
Business Placement
Demographics for 29609, SC
31,547
Population
14,840
Households
2.1
Avg Household Size
38
Median Age
47%
College-Educated
89%
High-School Grad
24.3 sq mi
ZIP Area
1,298
Density / Sq Mi
$64,837
Median Household Income
$42,293
Median Earnings
$1,078
Median Rent
$303,800
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - High-visibility mixed-use property near downtown Greenville with development potential.
Where is this mixed-use property located?
The property is located at Poinsett Highway Greenville, SC.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Prime location in the rapidly growing Poinsett District, moments from downtown Greenville.; High‑visibility corner lot with over 40,000 daily traffic count.; Two 5000 square feet buildings suitable for various commercial uses.
