Office Condominium with Conference
New
For Sale
$425,000
4371 Charlotte Highway, Clover, SC 29710
COMMERCIAL - Clover, SC
Property Size1,443 SF
Lot Size0.03 Acres
Price / SF$294.53
Days on Market2
Property Features for 4371 Charlotte Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
UD
Standard status
Active
APN
5751501011
Lot size
0.03 Acres
Taxes and HOA fees
Tax Description
UNIT 11 HER PARK OFFICE CONDOS
Legal Description
UNIT 11 HER PARK OFFICE CONDOS
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Flooring type
Tile
Building materials
Brick Partial, Hardboard Siding
Listing Agency:
Rinehart Realty Corporation
(803) 329-3333
Listed By:
Will McWaters · License #97298
(803) 322-4470
Added: Aug 5
Last Checked: Aug 6 at 4:06PM
MLS# 4411369
Copyright © 2026 Canopy MLS. 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 1,443-square-foot office condominium provides a practical professional layout with three private offices, a large conference room, reception area, and kitchenette. The property is positioned for owner-user occupancy or investment use and can support office or service-related businesses. Built in 1983, the suite features tile flooring, central heating, and central air. Construction includes partial brick and hardboard siding.
Located in Heritage Park along Charlotte Highway, the property is in Clover, South Carolina. Public water and public sewer serve the condominium, while the 0.03-acre lot provides the associated property setting.
Located in Heritage Park along Charlotte Highway, the property is in Clover, South Carolina. Public water and public sewer serve the condominium, while the 0.03-acre lot provides the associated property setting.
Key Highlights
- 1,443‑square‑foot office condominium in Heritage Park
- Three private offices plus a large conference room
- Reception area and kitchenette included
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
$19,227
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
4.52%
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%
$384,540
$384.5K
Cap Rate 7%
$274,671
$274.7K
Cap Rate 9%
$213,633
$213.6K
Market Conditions
NOI Build-Up for 1,443 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
$27.4K $18.96/SF
− Vacancy
−$1.7K −$1.19/SF
EGI
$25.6K $17.77/SF
− OpEx
−$6.4K −$4.44/SF
NOI
$19.2K $13.32/SF
Area
York County, SC
Vacancy
6.30%
Lease Rate
$18.96 /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%
$384,540
Cap Rate 7%
$274,671
Cap Rate 9%
$213,633
Alternative Uses
Best Use
Office B
$274.7K
$240.3K – $320.5K
NOI $19,227 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.3K
$296.9K – $395.9K
NOI $23,754 @ 7.0% cap · market cap 5.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
78
Businesses Nearby
Explore this area
Business Placement
Demographics for 29710, SC
39,272
Population
15,947
Households
2.5
Avg Household Size
41
Median Age
34%
College-Educated
93%
High-School Grad
114.1 sq mi
ZIP Area
344
Density / Sq Mi
$84,558
Median Household Income
$46,479
Median Earnings
$1,396
Median Rent
$330,900
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 units - Professional suite with private offices, reception, kitchenette, and flexible office or service-business use.
Where is this office units located?
The property is located at 4371 Charlotte Highway Clover, SC.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,443‑square‑foot office condominium in Heritage Park; Three private offices plus a large conference room; Reception area and kitchenette included
