Historic Office
For Sale
$305,000
Pending
125 Pendleton Street NW, Aiken, SC 29801
Commercial Sale, Aiken, SC
Property Size1,103 SF
Lot Size0.08 Acres
Days on Market1024
Property Features for 125 Pendleton Street NW
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning description
commercial
Window features
Insulated Windows
Interior features
Built-in Features, Cable Available, High Speed Internet, DSL
Exterior features
Insulated Doors
Basement
Exterior Entry, Walk-Out Access, Finished
Lot features
Corner Lot, Landscaped, Corner Lot, Landscaped
Directions
121 Pendleton Nw. Aiken Sc
Subdivision
Not Aiken County
Special listing conditions
Real Estate Owned, In Foreclosure
Standard status
Pending
APN
104-84-06-007
Size
1,103 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
125 Pendleton st NW. Commercial bldg.
Legal Description
125 Pendleton st NW. Commercial bldg.
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Amenities
bathroom
kitchen
front signage
Building Details
Year built
1975
Floors in Building
1
Flooring type
Tile, Laminate
Building materials
Block, Drywall, Stucco
Roof type
Tar/Gravel
Listing Agency:
Fontaine Real Estate Company, LLC
(843) 708-2291
Listed By:
Kelly Houck · License #133013
(843) 599-5974
Added: Nov 10, 2023
Changed: Aug 19
Last Checked: Aug 30 at 6:06AM
MLS# 209089
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 office building in the Historical District offers a spacious front open area with several additional office or room spaces. The layout includes a separate bathroom and a separate kitchen area, with existing front signage. Window visibility is a notable feature of the property.
The property also provides off-street parking and is offered for sale. The building is located at 125 Pendleton Street NW in Aiken, South Carolina.
The property also provides off-street parking and is offered for sale. The building is located at 125 Pendleton Street NW in Aiken, South Carolina.
Key Highlights
- Under construction property built in 1975 in a historical district
- Construction includes block, drywall, and stucco; roof is tar/gravel
- Central air cooling; laminate and tile flooring throughout
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
$11,379
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
3.73%
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%
$227,580
$227.6K
Cap Rate 7%
$162,557
$162.6K
Cap Rate 9%
$126,433
$126.4K
Market Conditions
NOI Build-Up for 1,103 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
$16.5K $15.00/SF
− Vacancy
−$1.4K −$1.25/SF
EGI
$15.2K $13.76/SF
− OpEx
−$3.8K −$3.44/SF
NOI
$11.4K $10.32/SF
Area
Aiken County, SC
Vacancy
8.30%
Lease Rate
$15.00 /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%
$227,580
Cap Rate 7%
$162,557
Cap Rate 9%
$126,433
Alternative Uses
Best Use
Office B
$162.6K
$142.2K – $189.7K
NOI $11,379 @ 7.0% cap · market cap 3.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$212.6K
$186.0K – $248.1K
NOI $14,883 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,230
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 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 units - Office building with a spacious front area, multiple rooms, and an existing separate kitchen and bathroom.
Where is this office units located?
The property is located at 125 Pendleton Street NW Aiken, SC.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Under construction property built in 1975 in a historical district; Construction includes block, drywall, and stucco; roof is tar/gravel; Central air cooling; laminate and tile flooring throughout
