2350 US-178 Orangeburg SC 29115

Rarely does a stabilized, single-tenant asset with a signed five-year institutional lease land on the open market. 2350 Chestnut Street in Orangeburg, South Carolina is exactly that — a ±14,186 SF building 100% leased to a student housing operator serving one of the most college-dense markets in the Southeast, generating a substantial base rent and bonus in laundry and vending income.

The lease is signed, in place, and performing. A master commercial lease on all 58 beds that commenced August 1, 2025 and running through July 31, 2030 — with a one-year extension option. The tenant is solely responsible to the landlord for the full rent obligation regardless of student occupancy, eliminating the vacancy exposure and individual tenant management that burdens conventional multifamily. Monthly payments are due on the 1st of each month. The lease includes embedded rent escalations: a 2.5% increase in Year 2 and a second 2.5% escalation in Year 4. There are no free rent periods, no tenant improvement allowances, and no security deposit obligations. The income is clean.

Orangeburg is a genuine college town with three institutional anchors. South Carolina State University, a public HBCU founded in 1896, sits approximately three miles from the property. Claflin University, one of the oldest HBCUs in the nation founded in 1869, is similarly proximate. Orangeburg-Calhoun Technical College rounds out the market with a large commuter and residential enrollment base. These three institutions generate a combined student population that structurally and perpetually outpaces available housing supply — which is precisely why the operator chose this building, this market, and this operator model. Student housing demand in Orangeburg doesn't cycle with the broader economy. It cycles with enrollment, and enrollment in this market has remained consistent for over a century.

The physical asset is a former hotel building — a configuration that translates directly and efficiently to student housing. Private room configurations per bed, in-unit and common area amenities, ample parking, and a two-story layout across four floors allow the operator to maximize bed density without the conversion inefficiencies that plague traditional apartment buildings. The landlord provides utilities, HVAC, plumbing, electrical, internet, cable, janitorial services, and basic furnishings per bedroom as part of the base rent structure — positioning this as a hands-off, full-service lease with all operational complexity managed on the tenant side.

The trailing twelve-month financials through December 31, 2025 tell a straightforward story

This is a straightforward value proposition: one tenant, one lease, one check on the first of every month, in a market where the demand driver never sleeps. For 1031 exchange investors, private equity buyers, family offices, and income-focused individual investors — this is the asset profile you spend years trying to find.

Contact The Forturro Group at Keller Williams Realty for financials, lease documentation, and to schedule a qualified showing. All inquiries are strictly confidential.

Zero Vacancy Risk — Single Master Lease, 100% Occupied. Operatir leases all 58 beds under one commercial lease

Locked-In Income Through 2030 with Built-In Growth. The signed lease runs through July 31, 2030 with 2.5% rent escalations in Years 2 and 4

Significant Mark-to-Market Upside at Expiration.