7-Lot Mobile Home
For Sale
$325,000
1092 Reynolds Pond Road, Aiken, SC 29801
Commercial Sale, Aiken, SC
Property Size3,080 SF
Lot Size1.22 Acres
Price / SF$105.52
Days on Market122
Property Features for 1092 Reynolds Pond Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RUD
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 1, Bathroom 5, Bathroom 4, Bathroom 3
Subdivision
Ridgecrest
Directions
LAURENS ST NORTH (HWY 19) RIGHT ON REYNOLDS POND RD. FIRST PROPERTY ON RIGHT CORNER OF RIDGECREST AND REYNOLDS POND.
Standard status
Active
APN
1190514001
Size
3,080 SF
Lot size
1.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L-5 & 7 BLK B RIDGECREST
Legal Description
L-5 & 7 BLK B RIDGECREST
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1984
Number of units
5
Listing Agency:
Coldwell Banker- Best Life Realty
(803) 644-5050
Listed By:
Erika Ramsey · License #438110
(803) 439-1710
Added: May 3
Changed: Aug 19
Last Checked: Sep 1 at 6:06AM
MLS# 98257165
Copyright © 2026 Hive MLS. 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 mobile home park spans 1.22 acres across two parcels and includes seven total lots. Five lots contain occupied homes, while two remain vacant. The homes are primarily 1984 - 1985 model single-wide units configured with two bedrooms and one bathroom. Four units use standard lease agreements, and one operates under a rent-to-own structure. The property is offered as-is, where-is.
Existing site features include a master water meter with distribution lines serving the lots, on-site electrical connections, and septic systems across developed pads, subject to buyer verification. A smart water monitoring system with real-time leak detection is also installed. The property contains 3080 square feet and is zoned RUD. It is located at 1092 Reynolds Pond Road in Aiken, South Carolina.
Existing site features include a master water meter with distribution lines serving the lots, on-site electrical connections, and septic systems across developed pads, subject to buyer verification. A smart water monitoring system with real-time leak detection is also installed. The property contains 3080 square feet and is zoned RUD. It is located at 1092 Reynolds Pond Road in Aiken, South Carolina.
Key Highlights
- Seven total lots across two parcels, with 5 occupied homes and 2 vacant lots
- 1.22‑acre property with 3080 square feet of improvements
- Primarily 1984 - 1985 model single‑wide homes with 2 bedrooms and 1 bathroom
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
$24,381
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
7.50%
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%
$487,620
$487.6K
Cap Rate 7%
$348,300
$348.3K
Cap Rate 9%
$270,900
$270.9K
Market Conditions
NOI Build-Up for 3,080 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
$47.3K $15.36/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$44.3K $14.39/SF
− OpEx
−$19.9K −$6.48/SF
NOI
$24.4K $7.92/SF
Area
Aiken County, SC
Vacancy
6.30%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$487,620
Cap Rate 7%
$348,300
Cap Rate 9%
$270,900
Alternative Uses
Best Use
Apartment 5plus
$348.3K
$304.8K – $406.4K
NOI $24,381 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$593.7K
$519.5K – $692.6K
NOI $41,558 @ 7.0% cap · market cap 12.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 29801, SC
27,613
Population
13,543
Households
2
Avg Household Size
41
Median Age
28%
College-Educated
84%
High-School Grad
88.9 sq mi
ZIP Area
311
Density / Sq Mi
$55,032
Median Household Income
$36,804
Median Earnings
$1,070
Median Rent
$163,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - The property includes five occupied homes alongside two vacant lots.
Where is this mobile home & rv park located?
The property is located at 1092 Reynolds Pond Road Aiken, SC.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Seven total lots across two parcels, with 5 occupied homes and 2 vacant lots; 1.22‑acre property with 3080 square feet of improvements; Primarily 1984 - 1985 model single‑wide homes with 2 bedrooms and 1 bathroom
