Multi-Use Office and Service
For Sale
$770,000
206 Berry Lane, Beech Island, SC 29842
COMMERCIAL - Beech Island, SC
Property Size3,600 SF
Lot Size1.08 Acres
Price / SF$213.89
Days on Market48
Property Features for 206 Berry Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RUD
Parking
24
Parking features
Paved or Surfaced
Subdivision
Not In Subdivision
Lot features
Corner Lot, Landscaped, Cleared
Directions
NE I 520 E Take exit 16 for Laney Walker Blvd ,Keep right follow signs for Laney Walker Blvd ,Merged onto Laney Walker Blvd ,Turn right onto Sand Bar Perry Rd ,Turn left onto State Hwy 734 /Urquhart Dr. Turn left onto US-278W ,AND Turn right onto Berry Ln.
Standard status
Active
APN
0252001017
Size
3,600 SF
Lot size
1.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ON HWY 125 ATOMIC RD
Tax Annual Amount
3054
Legal Description
ON HWY 125 ATOMIC RD
Utilities
Utilities
Phone Available
Sewer type
Septic Tank
Heating system
Electric (Heating), Heat Pump (Heating), Hot Water(Heating)
Cooling system
Central Air, Heat Pump
Building Details
Year built
1966
Flooring type
Tile - Ceramic
Building materials
Brick Veneer, Synthetic Stucco
Roof type
Composition
Listing Agency:
Meybohm Real Estate - Wheeler
(706) 736-3375
Listed By:
Roland Christophe · License #174862
(706) 306-4578
Added: Jun 26
Changed: Aug 10
Last Checked: Aug 12 at 12:06PM
MLS# 100584197
Copyright © 2026 Hive MLS. 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.
The property is a multi-use commercial facility offering a flexible layout with two distinct operational spaces. The building size is listed as 3,600 square feet, and the site sits on a 1.08-acre parcel. Based on prior use, the property has been operated as a tax office and personal service business, supporting a tenant mix that includes professional office, retail, and service-oriented concepts.
The offering is located at 206 Berry Lane in Beech Island, South Carolina, within Aiken County. The property is positioned on its own lot, which can be helpful for tenants looking for a self-contained site rather than an in-line arrangement.
Given the presence of two separate operational areas, this site can be practical for businesses that want dedicated space for customer-facing activity and back-office or secondary functions. It may also suit operators who prefer a single property with room for multiple uses under one roof, consistent with its history as both a professional office and a personal service location. Zoning is listed as RUD, which should be reviewed for specific permitted uses prior to lease or purchase decisions.
The offering is located at 206 Berry Lane in Beech Island, South Carolina, within Aiken County. The property is positioned on its own lot, which can be helpful for tenants looking for a self-contained site rather than an in-line arrangement.
Given the presence of two separate operational areas, this site can be practical for businesses that want dedicated space for customer-facing activity and back-office or secondary functions. It may also suit operators who prefer a single property with room for multiple uses under one roof, consistent with its history as both a professional office and a personal service location. Zoning is listed as RUD, which should be reviewed for specific permitted uses prior to lease or purchase decisions.
Key Highlights
- Located on a large 2t‑acre parcel with a flexible layout featuring two distinct operational spaces
- Previously used as a tax office and personal service business, suitable for professional office, retail, or service‑based tenants
- Brick veneer and synthetic stucco exterior with ceramic tile flooring
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
$37,139
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
4.82%
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%
$742,780
$742.8K
Cap Rate 7%
$530,557
$530.6K
Cap Rate 9%
$412,656
$412.7K
Market Conditions
NOI Build-Up for 3,600 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
$54.0K $15.00/SF
− Vacancy
−$4.5K −$1.25/SF
EGI
$49.5K $13.76/SF
− OpEx
−$12.4K −$3.44/SF
NOI
$37.1K $10.32/SF
Area
Aiken County, SC
Vacancy
8.30%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$742,780
Cap Rate 7%
$530,557
Cap Rate 9%
$412,656
Alternative Uses
Best Use
Office B
$530.6K
$464.2K – $619.0K
NOI $37,139 @ 7.0% cap · market cap 4.82%
Second Best
Retail
$496.6K
$434.6K – $579.4K
NOI $34,764 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$693.9K
$607.2K – $809.6K
NOI $48,574 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 29842, SC
8,066
Population
3,552
Households
2.3
Avg Household Size
41
Median Age
14%
College-Educated
82%
High-School Grad
41.4 sq mi
ZIP Area
195
Density / Sq Mi
$58,259
Median Household Income
$33,709
Median Earnings
$860
Median Rent
$112,700
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?
Office units - Flexible layout with two distinct operational spaces suited for professional, retail, or service uses.
Where is this office units located?
The property is located at 206 Berry Lane Beech Island, SC.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: Located on a large 2t‑acre parcel with a flexible layout featuring two distinct operational spaces; Previously used as a tax office and personal service business, suitable for professional office, retail, or service‑based tenants; Brick veneer and synthetic stucco exterior with ceramic tile flooring
