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    Aiken Commercial Development Assemblage Title is generated by Realmo AI

    615 Silver Bluff Road, Aiken, SC 29803

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    Picture of Commercial land at 615 Silver Bluff Road, Aiken, SC
    For Sale
    $6,499,000

    COMMERCIAL - Aiken, SC

    Lot size:
    12.39 Acres
    Added:
    May 1, 2024
    Days on Market:
    745
    Last Refresh:
    May 15 at 4:06 am

    Property Features for 615 Silver Bluff Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    106-20-31-001 & 106-16-07-001
    Lot size
    12.39 Acres

    Taxes and HOA fees

    Tax Description
    Pursuant to the Legal Instrument, Deed.

    Building Details

    Year built
    1900
    Floors in Building
    2
    Additional Structures
    Residence

    We can help!

    Listing Contact
    Michael S. McNeill
    Michael S. McNeill

    Listing agent Michael S. McNeill License #95939

    Listing office Coward & McNeill Real Estate, LLC 830 Colony Parkway, Aiken, SC

    Listing date May 1, 2024

    MLS# 211553

    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.

    HighLights

    • High visibility tract with frontage on Silver Bluff Road and Spaulding Drive.
    • 12.39 +/- acre commercial development assemblage in Aiken and Aiken County.
    • Silver Bluff Road parcel zoned RMH (multi‑family high density) with 196' frontage; all utilities available.
    • Spaulding Drive parcel zoned UD (Urban Development) with 298' frontage.
    • Adjacent to GB (General Business) zoned tracts East and West.
    • Public water and public sewer available.

    Overview

    This unique commercial development assemblage, offered for the first time, is located in both the City of Aiken and Aiken County. The high-visibility tract comprises 12.39 acres and features road frontage and access on both Silver Bluff Road and Spaulding Drive. The Silver Bluff Road parcel has 196 feet of road frontage and is zoned RMH (multi-family high density) by the City of Aiken. All utilities, including public water and public sewer, are available. This property is adjacent to tracts East and West that are zoned GB (General Business). The structure on the property is considered non-contributing to the site. A survey is on file for the Silver Bluff Road tract. The Spaulding Drive parcel, located in Aiken County, is zoned UD (Urban Development) and has 298 feet of road frontage along Spaulding Drive. The buyer is responsible for surveying the Spaulding Drive tract.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Aiken
    County
    Aiken
    State
    South Carolina
    Longitude
    -81.729735
    Latitude
    33.51571

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    FAQs

    What type of property is this?
    Commercial land - 12.39-acre commercial development site with high visibility and road frontage.
    Where is this commercial land located?
    The property is located at 615 Silver Bluff Road Aiken, SC.
    What is the asking price?
    The asking price for this property is $6,499,000.
    What are key features of this property?
    This property features: High visibility tract with frontage on Silver Bluff Road and Spaulding Drive.; 12.39 +/- acre commercial development assemblage in Aiken and Aiken County.; Silver Bluff Road parcel zoned RMH (multi‑family high density) with 196' frontage; all utilities available.
    (803) 645-1480
    We can help!
    Listing Contact
    Michael S. McNeill
    Michael S. McNeill
    Real Estate License ID: 95939
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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