Two-Level Office
For Sale
$560,000
1314 Pine Log Road, Aiken, SC 29803
Professional office property with reception areas, multiple offices, two kitchens, storage, and OR zoning.
Property Size3,894 SF
Price / SF$143.81
Days on Market263
Property Features for 1314 Pine Log Road
General Information
Standard status
Active
Size
3,894 SF
Property subtype
Office
Zoning
OR
Site & Location
Road Access
Yes
Utilities to Site
No
Amenities
A/C - Zone
3
Asphalt.
Rolling Slope
Extra Storage, Shed. Rolling Slope, City Road, US Highway, Asphalt.
Building Details
Year Built
1966
Buildings
1
Stories
2
Listing Agency:
Dufour Realty
(803) 644-2424
Listed By:
Stephen Dufour
(803) 215-2101
Source:
Xome
Added: Dec 13, 2025
Changed: Sep 1
Last Checked: Sep 1 at 3:38PM
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 Dufour Realty
Investment Insights
Based on property information with market context.
This office property at 1314 Pine Log Road includes 3,894 square feet arranged across a 2,001-square-foot main level and a 1,891-square-foot lower level. The layout provides reception and lobby areas, multiple offices, bathrooms, two kitchens, and storage rooms. Energy-efficient HVAC units were recently installed, and the building dates to 1966.
The property sits on Pine Log Road near the Silver Bluff Road fork in Aiken, in an area described as high traffic and highly visible. Exterior features include asphalt surfaces, a rolling-slope setting, a shed, extra storage, and access from a city road and US Highway. The property is zoned OR in Aiken County. For a new owner to obtain water service, the City of Aiken requires a petition for annexation.
The property sits on Pine Log Road near the Silver Bluff Road fork in Aiken, in an area described as high traffic and highly visible. Exterior features include asphalt surfaces, a rolling-slope setting, a shed, extra storage, and access from a city road and US Highway. The property is zoned OR in Aiken County. For a new owner to obtain water service, the City of Aiken requires a petition for annexation.
Key Highlights
- 3,894‑square‑foot office property with 2,001 SF main level and 1,891 SF downstairs
- Reception and lobby areas, offices, bathrooms, two kitchens, and storage rooms
- OR zoning in Aiken County
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
$40,171
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
7.17%
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%
$803,420
$803.4K
Cap Rate 7%
$573,871
$573.9K
Cap Rate 9%
$446,344
$446.3K
Market Conditions
NOI Build-Up for 3,894 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
$58.4K $15.00/SF
− Vacancy
−$4.8K −$1.25/SF
EGI
$53.6K $13.76/SF
− OpEx
−$13.4K −$3.44/SF
NOI
$40.2K $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%
$803,420
Cap Rate 7%
$573,871
Cap Rate 9%
$446,344
Alternative Uses
Best Use
Office B
$573.9K
$502.1K – $669.5K
NOI $40,171 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$750.6K
$656.8K – $875.7K
NOI $52,541 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
570
Businesses Nearby
Explore this area
Business Placement
Demographics for 29803, SC
40,056
Population
17,920
Households
2.2
Avg Household Size
49
Median Age
45%
College-Educated
96%
High-School Grad
127.5 sq mi
ZIP Area
314
Density / Sq Mi
$82,933
Median Household Income
$42,961
Median Earnings
$1,146
Median Rent
$271,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office property with reception areas, multiple offices, two kitchens, storage, and OR zoning.
Where is this office building located?
The property is located at 1314 Pine Log Road Aiken, SC.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: 3,894‑square‑foot office property with 2,001 SF main level and 1,891 SF downstairs; Reception and lobby areas, offices, bathrooms, two kitchens, and storage rooms; OR zoning in Aiken County
