Historic Two-Story Mixed-Use
For Sale
$279,000
108 Park Street NW, Wagener, SC 29164
Commercial Sale, Wagener, SC
Property Size1,400 SF
Lot Size0.03 Acres
Price / SF$101.45
Days on Market28
Property Features for 108 Park Street NW
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
commercial
Window features
Window Coverings
Interior features
Wet Bar, Cathedral Ceiling(s), Ceiling Fan(s)
Lot features
Level, Level
Directions
From Aiken, take Hwy 302. You will then turn onto Camp Rawls Road that will go into downtown Wagner. Turn left onto Park Street. The property will be immediately on the right.
Subdivision
NE
Standard status
Active
APN
2722009003
Size
2,750 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
Lot North Of Pickens
Legal Description
Lot North Of Pickens
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Flooring type
Carpet, Wood
Building materials
Brick Veneer
Listing Agency:
Starnes Realty
(803) 634-3479
Listed By:
Brian Katonak · License #127406
(803) 221-5945
Added: Aug 3
Changed: Aug 19
Last Checked: Aug 30 at 7:06AM
MLS# 224787
Copyright © 2026 Aiken 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.
Built in 1920, this two-story brick-veneer building retains its historic identity while incorporating interior updates. Separate entrances support distinct uses on each level, with the first floor suited to retail, office, or professional occupancy. The upper level includes kitchen cabinetry and may accommodate residential use as part of a live-work arrangement. Bathrooms on both floors have been updated, and the interior includes wood and carpet flooring, ceiling fans, a wet bar, and cathedral ceilings. Heating is provided by a heat pump, with central air conditioning for cooling.
The property is located at 108 Park Street NW in downtown Wagener, within the 29164 ZIP Code. Street-side parking provides access for customers, clients, and occupants, while public water serves the building. The existing configuration offers a range of commercial and mixed-use applications without sacrificing the building’s historic character.
The property is located at 108 Park Street NW in downtown Wagener, within the 29164 ZIP Code. Street-side parking provides access for customers, clients, and occupants, while public water serves the building. The existing configuration offers a range of commercial and mixed-use applications without sacrificing the building’s historic character.
Key Highlights
- Historic two‑story building constructed in 1920
- Separate entrances create flexibility between floors
- Updated bathrooms located on both levels
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
$21,718
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
7.78%
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%
$434,360
$434.4K
Cap Rate 7%
$310,257
$310.3K
Cap Rate 9%
$241,311
$241.3K
Market Conditions
NOI Build-Up for 2,750 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
$38.6K $14.04/SF
− Vacancy
−$3.9K −$1.40/SF
EGI
$34.7K $12.64/SF
− OpEx
−$13.0K −$4.74/SF
NOI
$21.7K $7.90/SF
Area
Aiken County, SC
Vacancy
10.00%
Lease Rate
$14.04 /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%
$434,360
Cap Rate 7%
$310,257
Cap Rate 9%
$241,311
Alternative Uses
Best Use
Office B
$405.3K
$354.6K – $472.8K
NOI $28,370 @ 7.0% cap · market cap 10.17%
Second Best
Retail
$379.4K
$332.0K – $442.6K
NOI $26,556 @ 7.0% cap · market cap 9.52%
Theoretical Best
Office A
$530.1K
$463.8K – $618.4K
NOI $37,105 @ 7.0% cap · market cap 13.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 29164, SC
4,253
Population
2,226
Households
1.9
Avg Household Size
45
Median Age
24%
College-Educated
89%
High-School Grad
107.2 sq mi
ZIP Area
40
Density / Sq Mi
$45,755
Median Household Income
$33,191
Median Earnings
$786
Median Rent
$186,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Remodeled brick-veneer property with separate entrances, updated bathrooms, and flexible commercial and live-work potential.
Where is this mixed-use property located?
The property is located at 108 Park Street NW Wagener, SC.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Historic two‑story building constructed in 1920; Separate entrances create flexibility between floors; Updated bathrooms located on both levels
