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    Professional Office Building in Lexington Title is generated by Realmo AI

    109A Vista Oaks, Lexington, SC 29072

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    For Sale
    $385,000

    Commercial - Lexington, SC

    Property size:
    1,678 SF
    Price / SF:
    $229/SF
    Added:
    Feb 4, 2026
    Days on Market:
    102
    Last Refresh:
    May 17 at 12:06 am

    Property Features for 109A Vista Oaks

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    7
    Standard status
    Active
    APN
    004200-09-118
    Size
    1,678 SF

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2005
    Floors in Building
    1
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Angela Cash

    Listing agent Angela Cash

    Listing office Southern Visions Realty I LLC PO Box 729, Lexington, SC

    Listing date Feb 4, 2026

    MLS# 626237 Listing URL

    Copyright © 2026 Consolidated MLS, SC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Excellent access to Highway 378 and Interstate 20.
    • Flexible interior layout suitable for various professional office uses (medical, legal, accounting, general office).
    • Centrally located in Lexington, minutes from Downtown Lexington, retail, dining, and services.
    • On‑site parking available for staff and clients.
    • Well‑maintained exterior and common areas in a landscaped office park.
    • Proximity to residential neighborhoods providing a strong employee and client base.

    Overview

    The property at 109A Vista Oaks is a professional office building located in the Vista Oaks office park in Lexington, South Carolina. It offers access to Highway 378, Interstate 20, and the Lexington and Columbia markets. The surrounding area includes medical, professional, and service-oriented businesses. This property is suitable for owner-occupants or investors seeking a stable office asset. The building features a professional office setting within a landscaped office park. The interior layout is flexible and suitable for medical, legal, accounting, or general office use. On-site parking is available for staff and clients. The exterior and common areas are well-maintained. The property has strong visibility with convenient access. The location is central in Lexington, with access to major roadways and is located minutes from Downtown Lexington, retail, dining, and services. Proximity to residential neighborhoods provides a strong employee and client base, with an easy commute to Columbia and surrounding submarkets. The property size is 1678 square feet.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $250.0K
    NOI $22,499 @ 9.00% cap · cautious / downside scenario
    Moderate
    $321.4K
    NOI $22,499 @ 7.00% cap · market / base-case scenario
    Aggressive
    $450.0K
    NOI $22,499 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $32.0k $19.08
    − Vacancy −$2.0k −$1.20
    EGI $30.0k $17.88
    − OpEx −$7.5k −$4.47
    NOI $22.5k $13.41
    1,678 SF · lease $19.08/SF/yr · vacancy 6.30% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $321.4K
    $281.2K – $375.0K (±1% cap)
    NOI $22,499 @ 7.0% cap · market cap 5.84%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $450.7K
    $394.3K – $525.8K (±1% cap)
    NOI $31,546 @ 7.0% cap · market cap 8.19%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Laney Agency: Allstate ... Insurance Agency Dorinda Huggins Physician

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lexington
    County
    Lexington
    State
    South Carolina
    Longitude
    -81.258737
    Latitude
    34.008014

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    FAQs

    What type of property is this?
    Office building - Well-located office building in Lexington, SC, near major roadways.
    Where is this office building located?
    The property is located at 109A Vista Oaks Lexington, SC.
    What is the asking price?
    The asking price for this property is $385,000.
    What are key features of this property?
    This property features: Excellent access to Highway 378 and Interstate 20.; Flexible interior layout suitable for various professional office uses (medical, legal, accounting, general office).; Centrally located in Lexington, minutes from Downtown Lexington, retail, dining, and services.
    (803) 359-9571
    We can help!
    Listing Contact
    Angela Cash
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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