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    Two-Story Bluffton Office Building Title is generated by Realmo AI

    10 Plantation Park Dr, Bluffton, SC 29910

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    For Sale
    $2,200,000

    Multi-tenant office building with income potential in Bluffton, SC.

    Type:Office
    Property size:
    10,219 SF
    Price / SF:
    $215/SF
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 10:50 pm

    Property Features for 10 Plantation Park Dr

    General Information

    Standard status
    Active
    Size
    10,219 SF
    Property subtype
    Office

    Building Details

    Year Built
    1999

    We can help!

    Listing Contact
    David Bachelder Jr.

    Listing agent David Bachelder Jr.

    Listing office Charter I Commercial

    Listing date Nov 21, 2025

    Source Naiglobal

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Charter I Commercial

    HighLights

    • Immediate rental income from existing tenants with owner occupancy potential
    • Recently renovated common areas, bathrooms, exterior stairs/railings, and parking lot
    • Prime location in the heart of Bluffton's business district with high visibility on Hwy 278
    • Zoned General Mixed Use, allowing for a multitude of commercial applications
    • Convenient access to Hilton Head Island, Savannah, Beaufort, the airport, and I‑95
    • Elevator access in a two‑story building

    Overview

    This two-story office building, equipped with an elevator, is available for sale in Bluffton, South Carolina. The multi-tenant property provides immediate rental income, presenting an opportunity for owner occupancy or leasing of the remaining spaces. Situated on approximately 1.87 acres, the property includes its own parking facilities. It is zoned General Mixed Use by the Town of Bluffton, accommodating various commercial applications. Recent updates by the seller include new exterior stair rails, exterior stairs, renovations to the main lobby and common hallways and bathrooms, and re-striping of the parking lot. Currently, there are two vacant suites available for lease or owner occupancy. The building is located in the central business district of Bluffton, near medical and professional offices, as well as residential and retail communities such as Belfair, Berkeley Hall, and Colleton River. Its location offers convenient access to Hilton Head Island, Savannah, Beaufort, the Hilton Head/Savannah International Airport, and I-95 via Exit 8. Current tenants include Southern Smiles Dentistry, HearingLife of Bluffton, Island Time Jewelers, and Custom Designs. The property benefits from signage directly on Hwy 278.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Sturgis Gary DDS Dental Office Island Time Jewelers ... (Bike/Boat/Book/etc) Store K Hovnanian Homes Construction Company Serenity Hospice Ampliative ... Nursing Home Marilyn M Earle ... Psychotherapist

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Bluffton
    County
    Beaufort
    State
    South Carolina
    Longitude
    -80.8656
    Latitude
    32.2704

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    FAQs

    What type of property is this?
    Office building - Multi-tenant office building with income potential in Bluffton, SC.
    Where is this office building located?
    The property is located at 10 Plantation Park Dr Bluffton, SC.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Immediate rental income from existing tenants with owner occupancy potential; Recently renovated common areas, bathrooms, exterior stairs/railings, and parking lot; **Prime location in the heart of Bluffton's business district with high visibility on Hwy 278**
    (843) 837-4460
    We can help!
    Listing Contact
    David Bachelder Jr.
    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.

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