Office Building with Private
For Sale
$495,000
400 Laurens Street NW, Aiken, SC 29801
Commercial Sale, Aiken, SC
Property Size2,111 SF
Lot Size0.36 Acres
Price / SF$234.60
Days on Market87
Property Features for 400 Laurens Street NW
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
LP - Limited Professional
Parking
12
Directions
North on Laurens Street towards to the post office. Turn right on Abbeville Ave., make a u-turn on Abbeville Ave. back towards Laurens Street, property is on the corner of Abbeville Ave. and Laurens Street. Property is on the right.
Subdivision
NW
Standard status
Active
APN
1201704010
Size
2,110 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
Pursuant to the legal instrument, the deed.
Legal Description
Pursuant to the legal instrument, the deed.
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
professionally landscaped
irrigated
Building Details
Year built
1978
Floors in Building
1
Listing Agency:
Coward & McNeill Real Estate, LLC
(803) 648-8298
Listed By:
Erin Truitt · License #134101
(803) 507-1098
Added: Jun 12
Changed: Aug 19
Last Checked: Sep 6 at 12:06AM
MLS# 223955
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.
Investment Insights
Based on property information with market context.
This office building at 400 Laurens Street NW includes an open entry area, a second multi-use space, two offices, multiple storage rooms, a break room with kitchenette, two restrooms, and a rear hallway. Constructed in 1978, the property was originally used as the Aiken Chamber of Commerce building and is professionally landscaped with irrigation.
The property occupies the corner of Laurens Street and Abbeville Avenue in Aiken, with a private on-site parking lot providing approximately twelve spaces. Public water and public sewer serve the property, supporting its established office configuration and existing improvements.
The property occupies the corner of Laurens Street and Abbeville Avenue in Aiken, with a private on-site parking lot providing approximately twelve spaces. Public water and public sewer serve the property, supporting its established office configuration and existing improvements.
Key Highlights
- Office building constructed in 1978
- Located at the corner of Laurens Street and Abbeville Avenue
- Private parking lot with approximately twelve spaces
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
$21,767
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
4.40%
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%
$435,340
$435.3K
Cap Rate 7%
$310,957
$311.0K
Cap Rate 9%
$241,856
$241.9K
Market Conditions
NOI Build-Up for 2,110 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
$31.7K $15.00/SF
− Vacancy
−$2.6K −$1.25/SF
EGI
$29.0K $13.76/SF
− OpEx
−$7.3K −$3.44/SF
NOI
$21.8K $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%
$435,340
Cap Rate 7%
$310,957
Cap Rate 9%
$241,856
Alternative Uses
Best Use
Office B
$311.0K
$272.1K – $362.8K
NOI $21,767 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$406.7K
$355.9K – $474.5K
NOI $28,470 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,144
Businesses Nearby
Explore this area
Business Placement
Demographics for 29801, SC
27,613
Population
13,543
Households
2
Avg Household Size
41
Median Age
28%
College-Educated
84%
High-School Grad
88.9 sq mi
ZIP Area
311
Density / Sq Mi
$55,032
Median Household Income
$36,804
Median Earnings
$1,070
Median Rent
$163,900
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 building - Two open areas are complemented by offices, storage, a kitchenette, restrooms, and a rear hallway.
Where is this office building located?
The property is located at 400 Laurens Street NW Aiken, SC.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Office building constructed in 1978; Located at the corner of Laurens Street and Abbeville Avenue; Private parking lot with approximately twelve spaces
