New Construction
For Sale
$674,900
TBD A & B Bobo Ln, Pawleys Island, SC 29585
MULTI-FAMILY, Pawleys Island, SC
Property Size2,827 SF
Price / SF$238.73
Days on Market191
Property Features for TBD A & B Bobo Ln
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Subdivision
Petigru Place
Lot features
Outside City Limits
Elementary school
Waccamaw Elementary School
Middle school
Waccamaw Middle School
High school
Waccamaw High School
Standard status
Active
Size
2,827 SF
Utilities
Utilities
Cable Available
Amenities
covered back patios
professionally landscaped exteriors
Building Details
Year built
2026
Number of units
2
Listing Agency:
Dunes Realty Sales
(843) 651-4112
Listed By:
Kyle Hawley · License #93774
(843) 241-8684
Added: Feb 12
Changed: Aug 19
Last Checked: Aug 22 at 10:06AM
MLS# 2603860
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.
Under-construction duplex development comprising two residences offered together, with 2,827 square feet across the property. Unit A provides three bedrooms and two bathrooms, with sleeping areas upstairs and the primary living space on the main level. Unit B includes one bedroom and a full bathroom downstairs, a powder room, plus two bedrooms and two bathrooms upstairs.
Both homes are planned with James Hardie ColorPlus siding, stainless steel appliances, solid-surface kitchen and bath countertops, tiled backsplashes, luxury vinyl plank flooring, upgraded fixtures, and bedroom ceiling fans. Covered rear patios and professionally landscaped grounds add outdoor space. Petigru Place permits short- and long-term rentals with a two-night minimum stay, and the community is positioned near Pawleys Island beaches, golf, dining, and shopping.
Both homes are planned with James Hardie ColorPlus siding, stainless steel appliances, solid-surface kitchen and bath countertops, tiled backsplashes, luxury vinyl plank flooring, upgraded fixtures, and bedroom ceiling fans. Covered rear patios and professionally landscaped grounds add outdoor space. Petigru Place permits short- and long-term rentals with a two-night minimum stay, and the community is positioned near Pawleys Island beaches, golf, dining, and shopping.
Key Highlights
- 2,827‑square‑foot duplex offered as two residences together
- Unit A: three bedrooms and two bathrooms with all bedrooms upstairs
- Unit B: one main‑level bedroom, full bathroom, and powder room, plus two upstairs bedrooms and two bathrooms
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
$26,375
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
3.91%
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%
$527,500
$527.5K
Cap Rate 7%
$376,786
$376.8K
Cap Rate 9%
$293,056
$293.1K
Market Conditions
NOI Build-Up for 2,827 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
$38.3K $13.56/SF
− Vacancy
−$656 −$0.23/SF
EGI
$37.7K $13.33/SF
− OpEx
−$11.3K −$4.00/SF
NOI
$26.4K $9.33/SF
Area
Georgetown County, SC
Vacancy
1.71%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
30.00%
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%
$527,500
Cap Rate 7%
$376,786
Cap Rate 9%
$293,056
Alternative Uses
Best Use
Multifamily LT 5
$376.8K
$329.7K – $439.6K
NOI $26,375 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$335.0K
$293.2K – $390.9K
NOI $23,453 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$775.4K
$678.5K – $904.6K
NOI $54,278 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
541
Businesses Nearby
Explore this area
Business Placement
Demographics for 29585, SC
16,574
Population
12,061
Households
1.4
Avg Household Size
60
Median Age
50%
College-Educated
96%
High-School Grad
61.8 sq mi
ZIP Area
268
Density / Sq Mi
$83,077
Median Household Income
$42,237
Median Earnings
$1,599
Median Rent
$423,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer flexible layouts, upgraded finishes, and short- or long-term rental options in an intimate community.
Where is this duplex located?
The property is located at TBD A & B Bobo Ln Pawleys Island, SC.
What is the asking price?
The asking price for this property is $674,900.
What are key features of this property?
This property features: 2,827‑square‑foot duplex offered as two residences together; Unit A: three bedrooms and two bathrooms with all bedrooms upstairs; Unit B: one main‑level bedroom, full bathroom, and powder room, plus two upstairs bedrooms and two bathrooms
