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    Renovated Office Building on Two Notch Title is generated by Realmo AI

    8311 Two Notch Road, Columbia, SC 29223

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    For Sale
    $850,000

    Commercial - Columbia, SC

    Property size:
    5,969 SF
    Price / SF:
    $142/SF
    Added:
    Dec 3, 2025
    Days on Market:
    165
    Last Refresh:
    May 17 at 12:06 am

    Property Features for 8311 Two Notch Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    General Commercial
    Parking
    15
    Standard status
    Active
    APN
    17113-01-03
    Size
    5,969 SF

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1985
    Floors in Building
    2
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Cody Pressley

    Listing agent Cody Pressley

    Listing office Blueprint Real Estate 8311 Two Notch Road, Columbia, SC

    Listing date Dec 3, 2025

    MLS# 622643 Listing URL

    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.

    HighLights

    • Aggressively priced, fully renovated commercial building.
    • Strategically located on highly traveled Two Notch Road with exceptional visibility and accessibility.
    • Flexible layout suitable for various uses: professional offices, creative workspaces, medical/health services.
    • Multiple private entrances allow for multi‑tenant use or separation of business functions.
    • Modern finishes throughout, including a state‑of‑the‑art conference room and well‑appointed kitchen/break area.
    • Minutes from I‑20, I‑77, major retail corridors, and surrounding commercial growth.

    Overview

    Located on Two Notch Road in Northeast Columbia, this renovated office building offers visibility and accessibility. The property features multiple private entrances, allowing for multi-tenant use or separation of business functions. The interior features modern finishes, including a conference room. A kitchen/break area provides convenience, and storage supports operational efficiency. The flexible layout is designed to accommodate professional offices, creative workspaces, medical/health services, and more. The location provides access to I-20, I-77, retail corridors, and surrounding commercial growth. The building contains 5969 square feet and is zoned for general commercial use.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $787.9K
    NOI $70,912 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.01M
    NOI $70,912 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.42M
    NOI $70,912 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $114.6k $19.20
    − Vacancy −$20.1k −$3.36
    EGI $94.5k $15.84
    − OpEx −$23.6k −$3.96
    NOI $70.9k $11.88
    5,969 SF · lease $19.20/SF/yr · vacancy 17.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $1.01M
    $886.4K – $1.18M (±1% cap)
    NOI $70,912 @ 7.0% cap · market cap 8.34%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.47M
    $1.29M – $1.71M (±1% cap)
    NOI $102,886 @ 7.0% cap · market cap 12.10%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Sensational Celebrations LLC Event Planning Tieyanna Tie White, ... Real Estate Agency Final Expense Insurance Insurance Agency Lastoshia Monique Ragin, ... Real Estate Agency Energe Financial Insurance Agency

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Columbia
    County
    Lexington
    State
    South Carolina
    Longitude
    -80.936808
    Latitude
    34.085698

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    FAQs

    What type of property is this?
    Office building - Fully renovated office building with high visibility and accessibility.
    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: Aggressively priced, fully renovated commercial building.; Strategically located on highly traveled Two Notch Road with exceptional visibility and accessibility.; Flexible layout suitable for various uses: professional offices, creative workspaces, medical/health services.
    (803) 722-4009
    We can help!
    Listing Contact
    Cody Pressley
    Real Estate License ID: 89595
    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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