Leased Professional Office
For Sale
$1,399,000
1544 Fording Island Road, Hilton Head Island, SC 29926
Commercial, Hilton Head Island, SC
Property Size4,258 SF
Price / SF$328.56
Days on Market85
Property Features for 1544 Fording Island Road
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Hilton Head Commercial
Standard status
Active
Size
4,258 SF
Listing Agency:
Charter One Realty (063D)
(843) 681-3307
Listed By:
Craig Cleveland · License #86868
(843) 540-5240
Added: Jun 13
Changed: Aug 19
Last Checked: Sep 5 at 4:06PM
MLS# 453697
Copyright © 2026 REsides, Inc. 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 4,258-square-foot office building at 1544 Fording Island Road features a professional office buildout and is currently leased to a law firm. The property is offered for sale with a 7.52% cap rate and a 3% yearly lease increase.
Positioned at the gateway to Hilton Head Island, the site benefits from exposure to daily commuters and island visitors. Its location in Beaufort County places the asset within a high-traffic commercial corridor serving the island and surrounding Lowcountry area.
Positioned at the gateway to Hilton Head Island, the site benefits from exposure to daily commuters and island visitors. Its location in Beaufort County places the asset within a high-traffic commercial corridor serving the island and surrounding Lowcountry area.
Key Highlights
- 4,258‑square‑foot office building at 1544 Fording Island Road
- Currently leased to a law firm
- Professional office buildout in place
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
$58,633
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
4.19%
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%
$1,172,660
$1.2M
Cap Rate 7%
$837,614
$837.6K
Cap Rate 9%
$651,478
$651.5K
Market Conditions
NOI Build-Up for 4,258 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
$92.0K $21.60/SF
− Vacancy
−$13.8K −$3.24/SF
EGI
$78.2K $18.36/SF
− OpEx
−$19.5K −$4.59/SF
NOI
$58.6K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$1,172,660
Cap Rate 7%
$837,614
Cap Rate 9%
$651,478
Alternative Uses
Best Use
Office B
$837.6K
$732.9K – $977.2K
NOI $58,633 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,929 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
300
Businesses Nearby
Explore this area
Business Placement
Demographics for 29926, SC
24,832
Population
12,642
Households
2
Avg Household Size
56
Median Age
52%
College-Educated
91%
High-School Grad
28.7 sq mi
ZIP Area
865
Density / Sq Mi
$101,573
Median Household Income
$44,019
Median Earnings
$1,448
Median Rent
$600,300
Median Home Value
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 - Professional office improvements support an existing law firm tenancy with annual lease escalations.
Where is this office building located?
The property is located at 1544 Fording Island Road Hilton Head Island, SC.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 4,258‑square‑foot office building at 1544 Fording Island Road; Currently leased to a law firm; Professional office buildout in place
