Office Building with Zoned
For Sale
$560,000
1314 Pine Log Road, Aiken, SC 29803
Commercial Sale, Aiken, SC
Property Size3,894 SF
Lot Size0.98 Acres
Price / SF$143.81
Days on Market228
Property Features for 1314 Pine Log Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
OR
Window features
Window Coverings
Interior features
Storage, Entrance Foyer, Built-in Features
Basement
Exterior Entry, Walk-Out Access, Full, Finished, Interior Entry
Lot features
Rolling Slope, Rolling Slope
Directions
Silver Bluff Road South then bear right to Pine Long Road just before Food Lion. Property just on Right past the fork of the road.
Subdivision
SE
Standard status
Active
APN
1061515003
Size
3,894 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Description
Lt 3 Abbot & Crumpler
Legal Description
Lt 3 Abbot & Crumpler
Utilities
Sewer type
Septic Tank
Heating system
Zoned
Cooling system
Zoned
Water source
Public
Building Details
Year built
1966
Floors in Building
2
Flooring type
Vinyl, Carpet
Building materials
Brick Veneer, Frame
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Dufour Realty
(803) 644-2424
Listed By:
Stephen A Dufour
(803) 215-2101
Added: Jan 9
Changed: Aug 19
Last Checked: Aug 25 at 9:06AM
MLS# 221220
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.
Convenient office building on Pine Log Road in a high-traffic, highly visible area in Aiken. The property includes 2001 SF main level space and 1891 SF downstairs, with a reception and lobby area, spacious offices and bathrooms, two kitchens, and storage rooms. Interior features include storage, an entrance foyer, and built-in features. Flooring consists of carpet and vinyl. Construction is brick veneer with frame elements, and the roof is shingle. Heating and cooling are both zoned. The building was built in 1966, and well-maintained energy-efficient HVAC units were recently installed.
The property sits on a 0.98-acre lot. It is served by public water and a septic tank. Sewer is listed as a septic tank. The property is zoned OR in Aiken County, and the City of Aiken will require a petition for annexation for a new owner to get water, as referenced in the disclosure.
This is an office-focused layout with multiple rooms and support areas, including reception/lobby space, bathrooms, kitchens, and storage, designed to accommodate professional office use.
The property sits on a 0.98-acre lot. It is served by public water and a septic tank. Sewer is listed as a septic tank. The property is zoned OR in Aiken County, and the City of Aiken will require a petition for annexation for a new owner to get water, as referenced in the disclosure.
This is an office-focused layout with multiple rooms and support areas, including reception/lobby space, bathrooms, kitchens, and storage, designed to accommodate professional office use.
Key Highlights
- 2001 SF main level plus 1891 SF downstairs
- Reception and lobby areas with spacious offices and bathrooms
- Two kitchens plus storage rooms
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
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 - Well-maintained office building in Aiken County, zoned OR, with zoned HVAC and public water.
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: 2001 SF main level plus 1891 SF downstairs; Reception and lobby areas with spacious offices and bathrooms; Two kitchens plus storage rooms
