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    Two-Unit Office Building Title is generated by Realmo AI

    12 Celadon Drive, Beaufort, SC 29907

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    For Sale
    $450,000

    COMMERCIAL - Beaufort, SC

    Type:Office
    Lot size:
    0.03 Acres
    Added:
    May 5, 2026
    Days on Market:
    31
    Last Refresh:
    Jun 4 at 3:06 pm

    Property Features for 12 Celadon Drive

    General Information

    Property type
    Commercial Sale
    Property subtype
    Office
    Zoning
    Commercial
    Parking features
    Parking Lot
    Standard status
    Active
    APN
    R200-015-000-0809-0000
    Lot size
    0.03 Acres

    Taxes and HOA fees

    Tax Description
    LOT 5 CELADON S/D PH IA PB90 P163 PB96 P30-31 PB96 P125-126 PLAT ATTACHED DB2206 1249

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2005
    Floors in Building
    2
    Number of units
    2
    Roof type
    Metal

    We can help!

    Listing Contact
    William Achurch
    William Achurch

    Listing agent William Achurch License #100920

    Listing office The HomesFinder Realty Group 208 Carteret Street, Beaufort, SC

    Listing date May 5, 2026

    MLS# 196171

    Copyright © 2026 Lowcountry Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two‑unit office layout with one unit per floor and independent operation of each level
    • Upstairs unit is currently leased
    • Built in 2005 with Aerated Autoclaved Concrete block and a metal roof
    • Central HVAC with central air; parking lot available
    • First floor includes custom built‑in shelving, dedicated workstations, and a break area with a beverage cooler
    • Upstairs recently updated with new flooring and fresh paint, plus wide‑open layout, expansive windows, and French doors

    Overview

    12 Celadon Drive is a two-unit office building arranged as one unit per floor, with independent operation for each level. The property features Aerated Autoclaved Concrete block construction and a metal roof. The interior improvements include custom built-in shelving and dedicated workstations on the first floor, along with a break area that includes a beverage cooler. The upstairs unit offers a wide-open layout that has been updated with new flooring and fresh paint. Both levels benefit from abundant natural light through expansive windows and French doors.

    The building is located within the Celadon community on Lady’s Island in Beaufort County, South Carolina. Exterior amenities include two spacious balconies and access to a shared courtyard, supporting both client and employee use.

    For tenants and owner-users, the one-per-floor layout provides flexibility to occupy a full level while leasing the other. With the upstairs unit currently leased, the property also supports strategies that combine business use with rental income, while offering durable, low-maintenance construction materials and a clean, ready-to-use office interior.
    Property Profile Location Intelligence

    Current Use by Public Records

    The Salty Blonde Hair ... Hair Salon Vala & Owens Custom ... General Contractor Artisan Custom Homes Construction Company The Brow Company Beauty ... Hair Salon

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Beaufort
    County
    Beaufort
    State
    South Carolina
    Longitude
    -80.640274
    Latitude
    32.430312

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    FAQs

    What type of property is this?
    Office units - Two independently operating office units, with the upstairs unit currently leased, plus balconies and a shared courtyard.
    Where is this office units located?
    The property is located at 12 Celadon Drive Beaufort, SC.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Two‑unit office layout with one unit per floor and independent operation of each level; Upstairs unit is currently leased; Built in 2005 with Aerated Autoclaved Concrete block and a metal roof
    (843) 592-6986
    We can help!
    Listing Contact
    William Achurch
    William Achurch
    Real Estate License ID: 100920
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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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