Two-Story Office
For Sale
$1,550,000
1089 Augusta Road, Warrenville, SC 29851
Commercial Sale, Warrenville, SC
Property Size18,372 SF
Lot Size2.48 Acres
Price / SF$84.37
Days on Market168
Property Features for 1089 Augusta Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
RUD
Parking
70
Security features
Security System
Interior features
Security System, Entrance Foyer, Cable Available
Fencing
Fenced, Chain Link
Lot features
Landscaped, Level, Sprinklers In Front, Landscaped, Level, Sprinklers In Front
Directions
From downtown Aiken, take Hwy 78 west for 3 miles towards Warrenville. Bear left on Augusta Rd (Hwy 421) for approximately 2 miles. Located at the corner of Augusta Road and Timmerman Street.
Subdivision
SW
Standard status
Active
APN
0691017001
Size
18,372 SF
Lot size
2.48 Acres
Taxes and HOA fees
Tax Description
Lot 26 W Of Verdery St
Legal Description
Lot 26 W Of Verdery St
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Water source
Public
Amenities
surveillance cameras
coded keypad entry
dedicated CAT6 IT line
gymnasium space
Building Details
Year built
1975
Floors in Building
2
Flooring type
Tile, Vinyl, Carpet
Building materials
Brick, Drywall, Frame
Additional Structures
Storage
Listing Agency:
Meybohm Commercial Properties
(803) 649-8103
Listed By:
Karen A Daly · License #SC97250
(803) 215-1082
Added: Mar 31
Changed: Sep 13
Last Checked: Sep 13 at 11:06PM
MLS# 222574
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 freestanding, two-story office building contains 18,372 square feet on approximately 2.48 acres. Constructed in 1975 with brick, drywall, and frame materials, the property includes a gymnasium, entrance foyer, carpet, vinyl and tile flooring, electric heating and cooling, and more than 50 on-site parking spaces. A separate approximately 1,200-square-foot outbuilding provides additional workshop, storage, or operational space. The building was previously used as National Guard headquarters and later configured for an HR consulting and payroll firm and an EMS company.
Located at 1089 Augusta Road in Warrenville, the property has visibility along a corridor reporting approximately 5,600 vehicles per day. It is 10 minutes from downtown Aiken and 20 minutes from North Augusta, with Warren Mill Lofts directly across the corridor. Public water and public sewer serve the property. Existing infrastructure includes surveillance cameras, coded keypad entry, cable availability, and a dedicated CAT6 IT line.
Located at 1089 Augusta Road in Warrenville, the property has visibility along a corridor reporting approximately 5,600 vehicles per day. It is 10 minutes from downtown Aiken and 20 minutes from North Augusta, with Warren Mill Lofts directly across the corridor. Public water and public sewer serve the property. Existing infrastructure includes surveillance cameras, coded keypad entry, cable availability, and a dedicated CAT6 IT line.
Key Highlights
- 18,372‑square‑foot, two‑story office building on approximately 2.48 acres
- Approximately 1,200‑square‑foot auxiliary outbuilding
- More than 50 on‑site parking 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
$83,690
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
5.40%
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%
$1,673,800
$1.7M
Cap Rate 7%
$1,195,571
$1.2M
Cap Rate 9%
$929,889
$929.9K
Market Conditions
NOI Build-Up for 18,372 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
$127.9K $6.96/SF
− Vacancy
−$8.3K −$0.45/SF
EGI
$119.6K $6.51/SF
− OpEx
−$35.9K −$1.95/SF
NOI
$83.7K $4.56/SF
Area
Aiken County, SC
Vacancy
6.50%
Lease Rate
$6.96 /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%
$1,673,800
Cap Rate 7%
$1,195,571
Cap Rate 9%
$929,889
Alternative Uses
Best Use
Office B
$2.71M
$2.37M – $3.16M
NOI $189,530 @ 7.0% cap · market cap 12.23%
Second Best
Industrial
$1.20M
$1.05M – $1.39M
NOI $83,690 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$3.54M
$3.10M – $4.13M
NOI $247,890 @ 7.0% cap · market cap 15.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 29851, SC
8,534
Population
3,974
Households
2.1
Avg Household Size
40
Median Age
15%
College-Educated
84%
High-School Grad
22.0 sq mi
ZIP Area
388
Density / Sq Mi
$65,882
Median Household Income
$37,333
Median Earnings
$1,011
Median Rent
$152,800
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 South region
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding office property with a gymnasium, auxiliary outbuilding, security systems, and public water and sewer.
Where is this office building located?
The property is located at 1089 Augusta Road Warrenville, SC.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 18,372‑square‑foot, two‑story office building on approximately 2.48 acres; Approximately 1,200‑square‑foot auxiliary outbuilding; More than 50 on‑site parking spaces
