Fully Renovated Office
For Sale
$850,000
8311 Two Notch Road, Columbia, SC 29223
Fully renovated office building with multiple private entrances, a conference room, kitchen/break area, and abundant storage.
Property Size5,969 SF
Price / SF$142.40
Days on Market538
Property Features for 8311 Two Notch Road
General Information
Standard status
Active
Size
5,969 SF
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
conference room
kitchen/break area
storage
Central Air
15 Parking Spaces.
Building Details
Year Built
1985
Stories
2
Tenancy
Multi
Listing Agency:
Blueprint Real Estate
(803) 201-7624
Listed By:
Blueprint Real Estate · License #89595
Source:
Xome
Added: Mar 13, 2025
Changed: Aug 25
Last Checked: Aug 31 at 2:24PM
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 Blueprint Real Estate
Investment Insights
Based on property information with market context.
This fully renovated office building is designed for professional use with a modern, updated interior. The layout includes multiple private entrances, supporting easy multi-tenant operation or separation of business functions. Additional improvements include a state-of-the-art conference room for meetings and collaboration, along with a kitchen/break area and an abundant amount of storage to support day-to-day operations.
The building is positioned along highly traveled Two Notch Road, providing visibility and accessibility. The property is described as minutes from I-20 and I-77 and within reach of major retail corridors and surrounding commercial growth.
Overall, the combination of renovated finishes, dedicated entry options, and multiple workplace amenities makes the space well suited to a range of office-oriented setups.
The building is positioned along highly traveled Two Notch Road, providing visibility and accessibility. The property is described as minutes from I-20 and I-77 and within reach of major retail corridors and surrounding commercial growth.
Overall, the combination of renovated finishes, dedicated entry options, and multiple workplace amenities makes the space well suited to a range of office-oriented setups.
Key Highlights
- Fully renovated office building at 8311 Two Notch Rd.
- Multiple private entrances for easy separation of business functions or multi‑tenant use.
- Includes a state‑of‑the‑art conference room for client meetings, presentations, or collaboration.
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
$70,912
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
8.34%
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%
$1,418,240
$1.4M
Cap Rate 7%
$1,013,029
$1.0M
Cap Rate 9%
$787,911
$787.9K
Market Conditions
NOI Build-Up for 5,969 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
$114.6K $19.20/SF
− Vacancy
−$20.1K −$3.36/SF
EGI
$94.5K $15.84/SF
− OpEx
−$23.6K −$3.96/SF
NOI
$70.9K $11.88/SF
Area
Columbia, SC
Vacancy
17.50%
Lease Rate
$19.20 /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%
$1,418,240
Cap Rate 7%
$1,013,029
Cap Rate 9%
$787,911
Alternative Uses
Best Use
Office B
$1.01M
$886.4K – $1.18M
NOI $70,912 @ 7.0% cap · market cap 8.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.47M
$1.29M – $1.71M
NOI $102,886 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 29223, SC
52,477
Population
24,142
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
25.3 sq mi
ZIP Area
2,074
Density / Sq Mi
$56,300
Median Household Income
$37,435
Median Earnings
$1,217
Median Rent
$183,800
Median Home Value
Market
Vacancy Rate% for Office in Columbia, SC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Fully renovated office building with multiple private entrances, a conference room, kitchen/break area, and abundant storage.
Where is this office building located?
The property is located at 8311 Two Notch Road Columbia, SC.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Fully renovated office building at 8311 Two Notch Rd.; Multiple private entrances for easy separation of business functions or multi‑tenant use.; Includes a state‑of‑the‑art conference room for client meetings, presentations, or collaboration.
