Office/Warehouse Investment
For Sale
Contact for pricing
454 Berryhill Rd, Columbia, SC 29210
Fully leased office/warehouse space centrally located near major interstates.
Property Size12,043 SF
Price / SF$186.83
Days on Market1027
Property Features for 454 Berryhill Rd
General Information
Standard status
Active
Size
12,043 SF
Class
C
Total Parking Spaces
91
Property subtype
Office
Zoning
C-2
Occupancy
100%
Lease Type
NNN
Net Operating Income
$168,124
Building Details
Year Built
1980
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
ERA Wilder Realty
Listed By:
David Brock · License #SC 58004
(803) 728-8400
Source:
Crexi
Added: Nov 10, 2023
Changed: Sep 2
Last Checked: Aug 14 at 5:59AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of ERA Wilder Realty
Investment Insights
Based on property information with market context.
This property offers a total of 12,043 square feet of office and warehouse space. The office area includes built-out office space, conference rooms, and a spacious common area. The warehouse features a 10-foot by 9-foot rollup door. The property is centrally located between I-26 and I-20.
Key Highlights
- Fully leased office/warehouse providing immediate investment income
- Strategic central location between I‑26 and I‑20 highways
- Features 12,043+/- SF of total 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
$149,310
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
6.64%
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%
$2,986,200
$3.0M
Cap Rate 7%
$2,133,000
$2.1M
Cap Rate 9%
$1,659,000
$1.7M
Market Conditions
NOI Build-Up for 12,043 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
$245.7K $20.40/SF
− Vacancy
−$16.0K −$1.33/SF
EGI
$229.7K $19.07/SF
− OpEx
−$80.4K −$6.68/SF
NOI
$149.3K $12.40/SF
Area
Columbia, SC
Vacancy
6.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
35.00%
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%
$2,986,200
Cap Rate 7%
$2,133,000
Cap Rate 9%
$1,659,000
Alternative Uses
Best Use
Flex RnD
$2.13M
$1.87M – $2.49M
NOI $149,310 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$2.10M
$1.84M – $2.45M
NOI $147,038 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$2.97M
$2.59M – $3.46M
NOI $207,583 @ 7.0% cap · market cap 9.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
532
Businesses Nearby
Under-served
Demand for This Use
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 Industrial in Columbia, SC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Fully leased office/warehouse space centrally located near major interstates.
Where is this flex space located?
The property is located at 454 Berryhill Rd Columbia, SC.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Fully leased office/warehouse providing immediate investment income; Strategic central location between I‑26 and I‑20 highways; Features 12,043+/- SF of total space
