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    2346 Pickens Highway West Union, SC 29696

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    Claim this Listing
    New
    For Sale
    $350,000

    COMMERCIAL - West Union, SC

    Lot size:
    1.21 Acres
    Added:
    Apr 24, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 25 at 11:06 pm

    Property Features for 2346 Pickens Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    135-00-01-089
    Lot size
    1.21 Acres

    Building Details

    Year built
    2024

    We can help!

    Listing Contact
    Reah Smith
    Reah Smith

    Listing agent Reah Smith License #84047

    Listing office Lake Keowee Real Estate 100 Century Plaza Dr, Ste 6B, Seneca, SC

    Listing date Apr 24, 2026

    MLS# 20300494

    Copyright © 2026 Western Upstate 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.

    Overview

    West Union Commercial Opportunity

    Located on Pickens Highway in West Union, South Carolina, this commercial property presents various possibilities. The steel building on the 1.21-acre lot could be transformed into a barndominium, a business location, or a garage space for a hobbyist. Construction is in progress to function as a pet spa grooming and boarding business, but is at a point where it can be converted to suit the buyer's needs. The lot is fairly level around the building and is fenced. The property is surrounded by pastoral views on the right boundary and wooded privacy on the left boundary. The location is conveniently close to Lake Keowee, Walhalla, West Union, and Seneca.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Restaurant Auto Repair Shop Department Store Grocery & Convenience Store Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    West Union
    County
    Oconee
    State
    South Carolina
    Longitude
    -82.9881312
    Latitude
    34.8048328

    Nearby Similar for Sale

    • $4,200,000

      West Union Shopping Center Investment

      Income-producing shopping center on 6.72 acres with expansion potential.
      128 Foothills Center Drive, West Union, SC 29696
      View Details
    • $1,200,000

      Versatile Commercial Property on Highway 28

      Two warehouse buildings totaling 17,500 SF on 1.67 acres.
      2810 Blue Ridge Boulevard, West Union, SC 29696
      View Details

    FAQs

    What type of property is this?
    Specialty property - Steel building near Lake Keowee with multiple potential uses.
    Where is this specialty property located?
    The property is located at 2346 Pickens Highway West Union, SC.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: New steel building built in 2024 offers versatile potential: barndominium, business, or hobby space.; Convenient location near Lake Keowee, Walhalla, West Union, and Seneca.; Partially constructed as a pet spa, allowing for easy customization to buyer's needs.
    (864) 710-9547
    We can help!
    Listing Contact
    Reah Smith
    Reah Smith
    Real Estate License ID: 84047
    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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