Office Building with Central
For Sale
$385,000
109A Vista Oaks Drive, Lexington, SC 29072
COMMERCIAL/INDUSTRIAL, Lexington, SC
Property Size1,678 SF
Price / SF$229.44
Days on Market209
Property Features for 109A Vista Oaks Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
7
Directions
Corner of Old Cherokee and Old Chapin Lexington SC
Subdivision
Lexington and surrounding area
Standard status
Active
Size
1,678 SF
Utilities
Cooling system
Central Air
Amenities
landscaped office park setting
Building Details
Floors in Building
1
Listing Agency:
Southern Visions Realty I LLC
(803) 359-9571
Listed By:
Angela Cash
(803) 359-9571
Added: Feb 4
Changed: Aug 23
Last Checked: Sep 1 at 12:06AM
MLS# 626237
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.
Investment Insights
Based on property information with market context.
This 1,678-square-foot office building at 109A Vista Oaks Drive features a flexible layout, central air, and on-site parking. The property is zoned Commercial and is positioned within Vista Oaks, an established office park with a landscaped setting and surrounding medical, professional, and service-oriented users. The configuration is identified as suitable for medical, legal, accounting, or general office operations.
Access is provided to Highway 378 and I-20, connecting the property with Lexington, Columbia, and surrounding submarkets. The site also offers convenient ingress and egress, with Downtown Lexington, retail, dining, and services located minutes away.
Access is provided to Highway 378 and I-20, connecting the property with Lexington, Columbia, and surrounding submarkets. The site also offers convenient ingress and egress, with Downtown Lexington, retail, dining, and services located minutes away.
Key Highlights
- 1,678‑square‑foot office building at 109A Vista Oaks Drive
- Commercial zoning in the Vista Oaks office park
- Flexible layout suited to medical, legal, accounting, or general office use
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
$22,499
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
5.84%
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%
$449,980
$450.0K
Cap Rate 7%
$321,414
$321.4K
Cap Rate 9%
$249,989
$250.0K
Market Conditions
NOI Build-Up for 1,678 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
$32.0K $19.08/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$30.0K $17.88/SF
− OpEx
−$7.5K −$4.47/SF
NOI
$22.5K $13.41/SF
Area
Lexington County, SC
Vacancy
6.30%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
25.00%
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%
$449,980
Cap Rate 7%
$321,414
Cap Rate 9%
$249,989
Alternative Uses
Best Use
Office B
$321.4K
$281.2K – $375.0K
NOI $22,499 @ 7.0% cap · market cap 5.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$450.7K
$394.3K – $525.8K
NOI $31,546 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Explore this area
Business Placement
Demographics for 29072, SC
65,060
Population
26,951
Households
2.4
Avg Household Size
39
Median Age
48%
College-Educated
96%
High-School Grad
68.0 sq mi
ZIP Area
957
Density / Sq Mi
$103,415
Median Household Income
$55,500
Median Earnings
$1,317
Median Rent
$304,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Commercially zoned office property with on-site parking in an established office park.
Where is this office building located?
The property is located at 109A Vista Oaks Drive Lexington, SC.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: 1,678‑square‑foot office building at 109A Vista Oaks Drive; Commercial zoning in the Vista Oaks office park; Flexible layout suited to medical, legal, accounting, or general office use
