Renovated Office Building with Private
For Sale
$850,000
8311 Two Notch Road, Columbia, SC 29223
COMMERCIAL - Columbia, SC
Property Size5,969 SF
Price / SF$142.40
Days on Market264
Property Features for 8311 Two Notch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
General Commercial
Parking
15
Directions
Two Notch Road frontage in Northeast Columbia, just off Interstate 77, near I-20 Large Lot allows room for expansion. Location Description: Located on Two Notch Rd. and Atrium Way. Property is +/- .28 mile from I-77 (Exit 2) & +/- 1 mile from I-20 (Exit 74)
Subdivision
Columbia Northeast
Standard status
Active
Size
5,969 SF
Utilities
Cooling system
Central Air
Amenities
conference room
kitchen/break area
storage
Building Details
Floors in Building
2
Listing Agency:
Blueprint Real Estate
(803) 201-7624
Listed By:
Cody Pressley · License #89595
(803) 722-4009
Added: Dec 3, 2025
Changed: Aug 4
Last Checked: Aug 24 at 4:06PM
MLS# 622643
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 fully renovated office building is designed for flexible occupancy, featuring multiple private entrances for easy separation of business functions. The updated interior includes modern finishes throughout, a conference room suitable for meetings and presentations, and a kitchen/break area for day-to-day convenience. The building also includes an abundant amount of storage to support ongoing operations.
Located along Two Notch Road in Northeast Columbia, the property offers visibility and accessibility in a General Commercial zoning area. The remarks indicate the location provides proximity to major retail corridors and nearby commercial growth, with access to I-20 and I-77 described as minutes away.
With its versatile layout and renovated interior, the building can support a range of office-oriented uses, including professional office space and creative or health-related operations as described in the listing materials.
Located along Two Notch Road in Northeast Columbia, the property offers visibility and accessibility in a General Commercial zoning area. The remarks indicate the location provides proximity to major retail corridors and nearby commercial growth, with access to I-20 and I-77 described as minutes away.
With its versatile layout and renovated interior, the building can support a range of office-oriented uses, including professional office space and creative or health-related operations as described in the listing materials.
Key Highlights
- Fully renovated office building with central air
- Located on highly traveled Two Notch Rd in Northeast Columbia
- Multiple private entrances for flexible multi‑tenant or separated business use
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
$70,912
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
8.34%
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%
$1,418,240
$1.4M
Cap Rate 7%
$1,013,029
$1.0M
Cap Rate 9%
$787,911
$787.9K
Market Conditions
NOI Build-Up for 5,969 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
$114.6K $19.20/SF
− Vacancy
−$20.1K −$3.36/SF
EGI
$94.5K $15.84/SF
− OpEx
−$23.6K −$3.96/SF
NOI
$70.9K $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%
$1,418,240
Cap Rate 7%
$1,013,029
Cap Rate 9%
$787,911
Alternative Uses
Best Use
Office B
$1.01M
$886.4K – $1.18M
NOI $70,912 @ 7.0% cap · market cap 8.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.47M
$1.29M – $1.71M
NOI $102,886 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 29223, SC
52,477
Population
24,142
Households
2.2
Avg Household Size
39
Median Age
36%
College-Educated
90%
High-School Grad
25.3 sq mi
ZIP Area
2,074
Density / Sq Mi
$56,300
Median Household Income
$37,435
Median Earnings
$1,217
Median Rent
$183,800
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 - Fully renovated office building with multiple private entrances, updated interiors, a conference room, kitchen/break area, and storage.
Where is this office building located?
The property is located at 8311 Two Notch Road Columbia, SC.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Fully renovated office building with central air; Located on highly traveled Two Notch Rd in Northeast Columbia; Multiple private entrances for flexible multi‑tenant or separated business use
