Renovated Office
For Sale
$850,000
8311 Two Notch Road, Columbia, SC 29223
COMMERCIAL/INDUSTRIAL, Columbia, SC
Property Size5,969 SF
Price / SF$142.40
Days on Market286
Property Features for 8311 Two Notch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
General Commercial
Parking
15
Directions
Two Notch Road frontage in Northeast Columbia, just off Interstate 77, near I-20 Large Lot allows room for expansion. Location Description: Located on Two Notch Rd. and Atrium Way. Property is +/- .28 mile from I-77 (Exit 2) & +/- 1 mile from I-20 (Exit 74)
Subdivision
Columbia Northeast
Standard status
Active
Size
5,969 SF
Utilities
Cooling system
Central Air
Amenities
multiple private entrances
state-of-the-art conference room
kitchen/break area
abundant storage
Building Details
Floors in Building
2
Listing Agency:
Blueprint Real Estate
(803) 201-7624
Listed By:
Cody Pressley · License #89595
(803) 722-4009
Added: Dec 3, 2025
Changed: Sep 8
Last Checked: Sep 15 at 6:06AM
MLS# 622643
Copyright © 2026 Consolidated MLS, SC. 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 5,969-square-foot office building has been fully renovated with updated interior finishes and a layout suited to professional operations. Multiple private entrances allow the space to be divided for separate business functions or occupied by multiple users. Interior features include a conference room, kitchen and break area, substantial storage, and central air conditioning. General Commercial zoning is in place.
Located at 8311 Two Notch Road in Columbia, the property is positioned along Two Notch Road and minutes from I-20, I-77, major retail corridors, and surrounding commercial development. The combination of accessible office configuration and existing improvements supports a range of professional, creative, and medical or health-service uses identified for the property.
Located at 8311 Two Notch Road in Columbia, the property is positioned along Two Notch Road and minutes from I-20, I-77, major retail corridors, and surrounding commercial development. The combination of accessible office configuration and existing improvements supports a range of professional, creative, and medical or health-service uses identified for the property.
Key Highlights
- 5,969 SF fully renovated office building
- Multiple private entrances support multi‑tenant use or separated business functions
- Conference room with updated interior finishes
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
$70,912
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
8.34%
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%
$1,418,240
$1.4M
Cap Rate 7%
$1,013,029
$1.0M
Cap Rate 9%
$787,911
$787.9K
Market Conditions
NOI Build-Up for 5,969 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
$114.6K $19.20/SF
− Vacancy
−$20.1K −$3.36/SF
EGI
$94.5K $15.84/SF
− OpEx
−$23.6K −$3.96/SF
NOI
$70.9K $11.88/SF
Area
Columbia, SC
Vacancy
17.50%
Lease Rate
$19.20 /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%
$1,418,240
Cap Rate 7%
$1,013,029
Cap Rate 9%
$787,911
Alternative Uses
Best Use
Healthcare Medical
$1.14M
$999.2K – $1.33M
NOI $79,937 @ 7.0% cap · market cap 9.40%
Second Best
Office B
$1.01M
$886.4K – $1.18M
NOI $70,912 @ 7.0% cap · market cap 8.34%
Theoretical Best
Office A
$1.47M
$1.29M – $1.71M
NOI $102,886 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 29223, SC
52,477
Population
24,142
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
25.3 sq mi
ZIP Area
2,074
Density / Sq Mi
$56,300
Median Household Income
$37,435
Median Earnings
$1,217
Median Rent
$183,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Columbia, SC
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Frequently Asked Questions
What type of property is this?
Office building - Multiple private entrances support separate business functions or multi-tenant use.
Where is this office building located?
The property is located at 8311 Two Notch Road Columbia, SC.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 5,969 SF fully renovated office building; Multiple private entrances support multi‑tenant use or separated business functions; Conference room with updated interior finishes
