Renovated Freestanding Office
For Sale
$325,000
6 Clusters Court, Columbia, SC 29210
COMMERCIAL - Columbia, SC
Property Size1,148 SF
Lot Size0.17 Acres
Price / SF$283.10
Days on Market48
Property Features for 6 Clusters Court
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
6
Directions
St Andrews Rd to Clusters Rd, Left onto Clusters Ct
Subdivision
Irmo/St Andrews/Ballentine
Standard status
Active
Size
1,148 SF
Lot size
0.17 Acres
Utilities
Cooling system
Central Air
Amenities
covered deck
folding glass door
ADA-accessible ramp
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
Southern Visions Realty I LLC
(803) 359-9571
Listed By:
Doug Wilkes · License #61261
(803) 359-9571
Added: Jun 22
Changed: Aug 4
Last Checked: Aug 8 at 12:06PM
MLS# 636995
Copyright © 2026 Consolidated MLS, SC. 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 completely renovated, freestanding office building includes six private offices, a reception/waiting area, and one restroom. The property also features a large 39' x 30' covered deck with electricity, accessed by a large folding glass door that opens directly onto the outdoor space. Recent Fall 2024 improvements include upgraded electrical panels and wiring, a serviced HVAC system with new ductwork, sealed crawl space, fully remodeled restroom, a new metal roof, fresh paint, replacement porch columns, an ADA-accessible ramp and entry, and a newly installed privacy fence.
The building is located in the Seven Oaks area with convenient access to I-26, I-20, St. Andrews Road, and Bush River Road. Six on-site parking spaces support a small, professional office setup.
Configured for office use, the space is suitable for a range of small business and professional service applications, including consulting, counseling, medical, and other service users.
The building is located in the Seven Oaks area with convenient access to I-26, I-20, St. Andrews Road, and Bush River Road. Six on-site parking spaces support a small, professional office setup.
Configured for office use, the space is suitable for a range of small business and professional service applications, including consulting, counseling, medical, and other service users.
Key Highlights
- 1,148 SF free‑standing office building with six private offices, reception/waiting area, and one restroom
- Fall 2024 renovations include new metal roof, upgraded electrical panels and wiring, and fresh paint throughout
- Serviced HVAC with new ductwork plus sealed crawl space
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
$13,638
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
4.20%
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%
$272,760
$272.8K
Cap Rate 7%
$194,829
$194.8K
Cap Rate 9%
$151,533
$151.5K
Market Conditions
NOI Build-Up for 1,148 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
$22.0K $19.20/SF
− Vacancy
−$3.9K −$3.36/SF
EGI
$18.2K $15.84/SF
− OpEx
−$4.5K −$3.96/SF
NOI
$13.6K $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%
$272,760
Cap Rate 7%
$194,829
Cap Rate 9%
$151,533
Alternative Uses
Best Use
Office B
$194.8K
$170.5K – $227.3K
NOI $13,638 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$282.7K
$247.4K – $329.8K
NOI $19,788 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
326
Businesses Nearby
Explore this area
Business Placement
Demographics for 29210, SC
39,299
Population
19,592
Households
2
Avg Household Size
36
Median Age
30%
College-Educated
91%
High-School Grad
16.8 sq mi
ZIP Area
2,339
Density / Sq Mi
$50,258
Median Household Income
$32,240
Median Earnings
$1,076
Median Rent
$183,000
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 - Move-in ready office building with six private offices, reception area, restroom, and a covered, electricity-equipped deck.
Where is this office building located?
The property is located at 6 Clusters Court Columbia, SC.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,148 SF free‑standing office building with six private offices, reception/waiting area, and one restroom; Fall 2024 renovations include new metal roof, upgraded electrical panels and wiring, and fresh paint throughout; Serviced HVAC with new ductwork plus sealed crawl space
