Downtown Wagener Commercial
For Sale
Contact for pricing
108 Park Street NW, Wagener, SC 29164
Versatile commercial space in downtown Wagener, move-in ready.
Property Size2,750 SF
Price / SF$108.73
Days on Market164
Property Features for 108 Park Street NW
General Information
Standard status
Active
Size
2,750 SF
Property subtype
Office, Land, Retail
Building Details
Year Built
1920
Stories
2
Listing Agency:
Coldwell Banker Best Life Realty
(803) 507-3295
Listed By:
Jacob M Klarman · License #89689
Source:
Crexi
Added: Mar 12
Changed: Aug 8
Last Checked: Jul 23 at 10:59AM
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 Coldwell Banker Best Life Realty
Investment Insights
Based on property information with market context.
This commercial space is located in downtown Wagener, adjacent to a coffee and ice cream shop. The property features an open floor plan with a spacious rear area. A historic 'Bank of Wagener' vault with exposed brick serves as a focal point. The space includes soaring ceilings and a restroom. The property is move-in ready, with the option to tailor the space. There is an upstairs office loft that could be converted into a loft apartment with the addition of a shower, or another retail or office space. Formerly an art gallery, existing display installations can remain or be removed. The property has 2750 square feet of space and lends itself to a wide range of business concepts.
Key Highlights
- Prime commercial location in the heart of Downtown Wagener, next to a popular coffee and ice cream shop.
- Versatile open floor plan with spacious rear area, suitable for various business concepts.
- Unique historic "Bank of Wagener" vault with exposed brick, creating a distinctive focal point.
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
$26,556
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
8.88%
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%
$531,120
$531.1K
Cap Rate 7%
$379,371
$379.4K
Cap Rate 9%
$295,067
$295.1K
Market Conditions
NOI Build-Up for 2,750 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
$39.6K $14.40/SF
− Vacancy
−$1.7K −$0.60/SF
EGI
$37.9K $13.80/SF
− OpEx
−$11.4K −$4.14/SF
NOI
$26.6K $9.66/SF
Area
Aiken County, SC
Vacancy
4.20%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$531,120
Cap Rate 7%
$379,371
Cap Rate 9%
$295,067
Alternative Uses
Best Use
Retail
$379.4K
$332.0K – $442.6K
NOI $26,556 @ 7.0% cap · market cap 8.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$530.1K
$463.8K – $618.4K
NOI $37,105 @ 7.0% cap · market cap 12.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 29164, SC
4,253
Population
2,226
Households
1.9
Avg Household Size
45
Median Age
24%
College-Educated
89%
High-School Grad
107.2 sq mi
ZIP Area
40
Density / Sq Mi
$45,755
Median Household Income
$33,191
Median Earnings
$786
Median Rent
$186,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Versatile commercial space in downtown Wagener, move-in ready.
Where is this retail space located?
The property is located at 108 Park Street NW Wagener, SC.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Prime commercial location in the heart of Downtown Wagener, next to a popular coffee and ice cream shop.; Versatile open floor plan with spacious rear area, suitable for various business concepts.; Unique historic "Bank of Wagener" vault with exposed brick, creating a distinctive focal point.
