200 Rutledge Avenue
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Overview / Comments
200 Rutlege Avenue is a unique investment opportunity that combines an investment-grade tenant with upside income potential. The first floor tenant is an investment-grade credit tenant and was recently listed as a member of the Dow Jones Industrial Average. The tenant signed a 10-year lease and is in the process of building out a specialty pharmacy. The second floor contains two, 2-bed/2-bath, residential units. Both residences are currently leased at below market rents and will expire in July 2019. The building has rights to nine (9) parking spaces within a shared lot with 5 allocated to the first floor tenant and 2 per residential unit.
The building is located within the City of Charleston Accomodations Overlay District which allows for the operation of AirBnB and VRBO units. The local neighborhood— Elliottborough/Cannonborough—is one of Charleston’s most dynamic districts and is a top AirBnB reservation location. The property is located between the MUSC/Roper medical district and the College of Charleston. The blocks surrounding 200 Rutledge are home to dozens of restaurants including Hominy Grill, Fuel, Xiao Bao Biscuit, Goulette, and Chez Nous.
The anchor tenant signed a 10-year lease for the first floor of 200 Rutledge Avenue in April 2018, with the rent and 10-year term commencing November 2018. Tenant is currently under construction, renovating the first floor space to create a modern, class ‘A’ specialty pharmacy. Tenant is responsible for the cost and management of the permitting and construction. The base rent is $28/s.f. NET, with a 10% escalation at the beginning of year 6. Tenant is responsible for utilities, and its share of insurance, taxes and CAM charges.
Seller has prepared a turn-key package and analysis to convert the second floor residential units to short term rentals. The package includes a comprehensive cost estimate to renovate, furnish, and decorate the units to a high standard consistent with competing short term rentals in the area. The seller is prepared to credit the purchaser up to $180,000 ($80.00/sf) to cover the costs of the conversion to short term rental. This results in a 6.3% cap rate for the overall building when the credit is factored in. The income projections were derived from projections prepared by a leading short term rental manager based on surrounding comps. Additionally, the NOI is net of all required management fees. This is a great opportunity for a hands off investor or a more active short term accommodations manager.
Attachments & Media
||51 - Peninsula Chas. inside of crosstown
||LB - Limited Business
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