Office Building on Commercial
For Sale
$875,000
Pending
2601 Jefferson Davis Highway, Warrenville, SC 29851
Commercial Sale, Warrenville, SC
Property Size3,850 SF
Lot Size1.98 Acres
Days on Market620
Property Features for 2601 Jefferson Davis Highway
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
RUD
Parking
15
Parking features
Driveway
Interior features
Storage, Bookcases
Basement
Walk-Out Access, Full, Exterior Entry
Lot features
Rolling Slope, Corner Lot, Rolling Slope, Corner Lot
Directions
From downtown Aiken take US 1/AIken Augusta Hwy to traffic light at US 1 and Langley Dam Rd. Turn left onto Langley Dam Rd. Property is on the left corner of US 1 and Langley Dam Rd.
Subdivision
SW
Standard status
Pending
APN
0510902008
Size
3,850 SF
Lot size
1.98 Acres
Taxes and HOA fees
Tax Description
Se Corner Of Us 1 & S #254
Legal Description
Se Corner Of Us 1 & S #254
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Amenities
billboard
Building Details
Year built
1992
Floors in Building
3
Flooring type
Carpet
Building materials
Block, Brick, Drywall, Frame
Roof type
Composition
Additional Structures
Storage
Listing Agency:
RE/MAX Tattersall Group · RE/MAX International
(803) 226-0036
Listed By:
Tad D Barber · License #2264
(803) 439-6559
Added: Jan 13, 2025
Changed: Sep 23
Last Checked: Sep 25 at 5:06AM
MLS# 215337
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 property includes 3,850 square feet of existing improvements on a 1.98-acre site. Built in 1992, the building features storage, bookcases, carpeted flooring, electric heating, and central air conditioning. Construction incorporates block, brick, drywall, and frame elements, with a composition roof and driveway parking.
The property is located at 2601 Jefferson Davis Highway in Warrenville, South Carolina. It carries RUD zoning, with public water and public sewer serving the site; cable service is also available. An existing billboard conveys with a lease in place. The configuration can accommodate continued office use or consideration of redevelopment, subject to applicable requirements.
The property is located at 2601 Jefferson Davis Highway in Warrenville, South Carolina. It carries RUD zoning, with public water and public sewer serving the site; cable service is also available. An existing billboard conveys with a lease in place. The configuration can accommodate continued office use or consideration of redevelopment, subject to applicable requirements.
Key Highlights
- 1.98‑acre commercial site
- 3,850 SF office building
- RUD zoning
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
$39,718
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
4.54%
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%
$794,360
$794.4K
Cap Rate 7%
$567,400
$567.4K
Cap Rate 9%
$441,311
$441.3K
Market Conditions
NOI Build-Up for 3,850 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
$57.8K $15.00/SF
− Vacancy
−$4.8K −$1.25/SF
EGI
$53.0K $13.76/SF
− OpEx
−$13.2K −$3.44/SF
NOI
$39.7K $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%
$794,360
Cap Rate 7%
$567,400
Cap Rate 9%
$441,311
Alternative Uses
Best Use
Office B
$567.4K
$496.5K – $662.0K
NOI $39,718 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$742.1K
$649.3K – $865.8K
NOI $51,947 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 29851, SC
8,534
Population
3,974
Households
2.1
Avg Household Size
40
Median Age
15%
College-Educated
84%
High-School Grad
22.0 sq mi
ZIP Area
388
Density / Sq Mi
$65,882
Median Household Income
$37,333
Median Earnings
$1,011
Median Rent
$152,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - RUD-zoned property with existing office improvements, public water and sewer, and an existing billboard lease.
Where is this office building located?
The property is located at 2601 Jefferson Davis Highway Warrenville, SC.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 1.98‑acre commercial site; 3,850 SF office building; RUD zoning
