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    The Largest CRE Database in the US with Over 1 Million Listings

    1164 Arbutus Hills Dr Aiken, SC 29801

    Sponsored
    For Sale
    $1,049,900

    MULTI_FAMILY - Ranch - Aiken, SC

    Type:Single Family Residence
    Property size:
    4,880 SF
    Lot size:
    44.03 Acres
    Days on Market:
    3
    Last Refresh:
    Feb 1 at 1:06 pm

    Property Features for 1164 Arbutus Hills Dr

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bedroom 2, Bathroom 1, Bedroom 4, Den, Bedroom 5, Bedroom 6, Dining Room, Bathroom 3, Bathroom 2, Bedroom 1, Bedroom 3, Living Room, Bathroom 4
    Bedrooms
    6
    Bathrooms
    4
    APN
    1041210024
    Parking features
    Open, Carport
    Patio and Porch features
    Porch
    Interior features
    Solid Surface Counters, Bedroom on 1st Floor, Cathedral Ceiling(s), Primary Downstairs
    Fencing
    Fenced
    Fireplace
    1
    Basement
    Crawl Space
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Microwave, Range, Refrigerator, Gas Water Heater, Dishwasher, Electric Water Heater
    Size
    4,880 SF
    Lot size
    44.03 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public
    Water front
    1

    Building Details

    Year built
    1935
    Floors in Building
    2
    Flooring type
    Laminate, Carpet, Stone, Hardwood
    Building materials
    Stucco, Wood Siding
    Roof type
    Composition
    Architectural style
    Ranch
    Additional Structures
    Cabana

    We can help!

    Listing Contact
    Shannon D Rollings

    Shannon Rollings Real Estate, LLC (803) 278-1818

    Listing agent Shannon D Rollings (803) 278-1818

    Listing date Jan 30, 2026

    MLS# 221572 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Aiken Gated Estate on 45 Acres

    This 45-acre gated estate is located in downtown Aiken. The grounds feature landscaping, creating a private setting. The main home offers over 4,000 square feet of living space with grand rooms ready for renovation and personalization. It includes multiple sunrooms, a living room, dining room, kitchen, a gathering room, bedrooms, and a basement. An inground pool and cabana area offer resort-like possibilities. A completely remodeled guest cottage features a new kitchen with granite countertops, refrigerator, stove, dishwasher, and microwave. It also includes two bedrooms and an updated bathroom with a tiled shower, a newer roof, windows, siding, and a tankless water heater. The property also features a pond. This estate offers possibilities for multi-generational living, development potential for over 100 home sites, a bed and breakfast, a golf course resort, or an event venue. It was the former Hunt Club of the Historic Highland Park Hotel in the late 1800's.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Restaurant Realty agency Law Firm Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Aiken
    County
    Aiken
    State
    South Carolina
    Longitude
    -81.730064
    Latitude
    33.577539

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    FAQs

    What type of property is this?
    Specialty property - Magnificent 45-acre gated estate in the heart of Aiken.
    Where is this specialty property located?
    The property is located at 1164 Arbutus Hills Dr Aiken, SC.
    What is the asking price?
    The asking price for this property is $1,049,900.
    What are key features of this property?
    This property features: - Rare 45-acre gated estate in downtown Aiken offering privacy and exclusivity.; - Guest cottage completely remodeled with new kitchen featuring granite countertops and appliances, and updated bathroom.; - Significant development potential: suitable for multi-generational living, over 100 home sites, B&B, golf resort, or event venue.
    (803) 278-1818
    Request Owner's contact information
    1164 Arbutus Hills Dr Aiken, SC 29801
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    Aiken, SC 29801
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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
    1164 Arbutus Hills Dr Aiken, SC 29801
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    We can help!
    Listing Contact
    Shannon D Rollings
    (803) 278-1818
    Learn more
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