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    3691 Blue Ridge Boulevard Walhalla, SC 29691

    View on Map
    For Sale
    $579,000

    SINGLE_FAMILY - Walhalla, SC

    Type:Office
    Lot size:
    0.77 Acres
    Added:
    Jul 16, 2025
    Days on Market:
    261
    Last Refresh:
    Apr 2 at 3:06 pm

    Property Features for 3691 Blue Ridge Boulevard

    General Information

    Property type
    Residential
    Property subtype
    Office
    Security features
    Security
    Exterior features
    Landscaping
    Appliances
    WaterHeater
    Standard status
    Active
    APN
    500-024-01-009
    Lot size
    0.77 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxAnnualAmount
    5698

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Central Air, Heat Pump

    Building Details

    Year built
    2001
    Floors in Building
    1
    Flooring type
    Vinyl, Carpet
    Building materials
    Brick
    Roof type
    Shingle

    We can help!

    Listing Contact
    Robin Smith

    Listing agent Robin Smith License #101906

    Listing office BHHS C Dan Joyner - Anderson 1924 Pearman Dairy Road, Ste., Anderson, SC

    Listing date Jul 16, 2025

    MLS# 20290190

    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

    Commercial Building on Highway 28

    This meticulously maintained, free-standing commercial building offers exceptional visibility on State Highway 28 between West Union and Walhalla, South Carolina. The versatile property is surrounded by established businesses, including Subway, Dogwood State Bank, Ingles, a church, and the Veterans Affairs Office. It features convenient access with two points of egress and ample parking, approximately 16 spaces plus designated handicap spots, in front and rear of the building. The property, situated on a 0.77-acre lot, includes 11 functional rooms: a lobby, reception area, conference room, private offices, a dedicated file room with a sliding rack system, a kitchen/breakroom, a utility closet with sink, restrooms, a library or flex space, and ample storage including a floored attic with enclosed dumbwaiter enclosed in closet for easy access. It is perfectly suited for professional offices, medical services, administrative, or specialty use. The building is ready for immediate occupancy and reflects outstanding maintenance. Owner financing is available for qualified buyers seeking flexible terms. This is a strategic location in the growing Upstate SC market.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    LARRY C. BRANDT, ... Law Firm Prescott Jr John ... Law Firm

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Walhalla
    County
    Oconee
    State
    South Carolina
    Longitude
    -83.052637
    Latitude
    34.758612

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    FAQs

    What type of property is this?
    Office building - Meticulously maintained commercial building with high visibility and ample parking.
    Where is this office building located?
    The property is located at 3691 Blue Ridge Boulevard Walhalla, SC.
    What is the asking price?
    The asking price for this property is $579,000.
    What are key features of this property?
    This property features: Prime commercial location on State Highway 28 with high visibility.; Meticulously maintained building ready for immediate occupancy.; Versatile layout with 11 functional rooms suitable for various professional uses.
    (770) 842-4925
    We can help!
    Listing Contact
    Robin Smith
    Real Estate License ID: 101906
    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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