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    One-Story Office and Council Chambers Title is generated by Realmo AI

    120 Morgan St Nw, Aiken, SC 29801

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    For Sale
    $750,000

    Single-story office building with council-chamber style rooms, multiple restrooms, and extensive parking for office or medical use.

    Property size:
    6,464 SF
    Price / SF:
    $116/SF
    Added:
    Oct 22, 2025
    Days on Market:
    228
    Last Refresh:
    Jun 5 at 2:19 am

    Property Features for 120 Morgan St Nw

    General Information

    Standard status
    Active
    Size
    6,464 SF

    We can help!

    Listing Contact
    Michael S. McNeill
    Michael S. McNeill

    Listing agent Michael S. McNeill License #95939

    Listing office Coward & McNeill Real Estate, LLC

    Listing date Oct 22, 2025

    Source Exprealty

    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 Coward & McNeill Real Estate, LLC

    HighLights

    • Approx. 6,464 GLSF mid‑century one‑story building formerly Aiken County Council chambers
    • Council‑chamber‑style layout includes an auditorium, conference room, and executive office with private restroom
    • Additional spaces include seven support offices, numerous storage and mechanical rooms, and five additional restrooms
    • Site offers access and visibility from Richland Avenue and Morgan Street with an extensive asphalt paved parking lot
    • Morgue building remains on the site
    • Zoned O - Office with Historic Overlay

    Overview

    This mid-century, one-story building was formerly the Aiken County Council chambers and totals approximately 6,464 GLSF. The interior includes an auditorium, a conference room, an executive office with a private restroom, seven additional support offices, and five additional restrooms. The building also has numerous storage and mechanical rooms, supporting a workflow-friendly layout for professional and administrative uses.

    The site provides access and visibility from Richland Avenue and Morgan Street, with an extensive asphalt-paved parking lot. In addition to the main former chambers building, a morgue building remains on the property, offering an additional existing structure on site.

    Zoned O–Office with a Historic Overlay, the property supports a range of professional configurations, including office and medical office concepts. The room mix, multiple restrooms, and presence of conference and executive space make it well-suited for legal firms, medical or dental practices, or other office-driven uses that require separate work areas and meeting space.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $97.0k $15.00
    − Vacancy −$8.0k −$1.25
    EGI $88.9k $13.76
    − OpEx −$22.2k −$3.44
    NOI $66.7k $10.32
    6,464 SF · lease $15.00/SF/yr · vacancy 8.30% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $952.6K
    $833.6K – $1.11M (±1% cap)
    NOI $66,684 @ 7.0% cap · market cap 8.89%
    Second Best
    Healthcare Medical
    $213.8K
    $187.1K – $249.4K (±1% cap)
    NOI $14,965 @ 7.0% cap · market cap 2.00%
    Theoretical Best
    Office A
    $1.25M
    $1.09M – $1.45M (±1% cap)
    NOI $87,217 @ 7.0% cap · market cap 11.63%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Aiken
    County
    Aiken
    State
    South Carolina
    Longitude
    -81.729186
    Latitude
    33.565033

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    FAQs

    What type of property is this?
    Office building - Single-story office building with council-chamber style rooms, multiple restrooms, and extensive parking for office or medical use.
    Where is this office building located?
    The property is located at 120 Morgan St Nw Aiken, SC.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: Approx. 6,464 GLSF mid‑century one‑story building formerly Aiken County Council chambers; Council‑chamber‑style layout includes an auditorium, conference room, and executive office with private restroom; Additional spaces include seven support offices, numerous storage and mechanical rooms, and five additional restrooms
    (803) 645-1480
    We can help!
    Listing Contact
    Michael S. McNeill
    Michael S. McNeill
    Real Estate License ID: 95939
    Learn More
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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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