Office Unit With Private
For Sale
$600,000
852 Gold hill Road, Fort Mill, SC 29708
Commercial Sale, Fort Mill, SC
Property Size1,853 SF
Price / SF$323.80
Days on Market151
Property Features for 852 Gold hill Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
O-I
Zoning description
OI
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Lot features
End Unit
Standard status
Active
APN
6510301004
Taxes and HOA fees
Tax Description
UNIT 101 BLGD 2 TYPE B COMMERCE PARK/852 GOLD HILL RD
Legal Description
UNIT 101 BLGD 2 TYPE B COMMERCE PARK/852 GOLD HILL RD
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
2 private offices
large break/lunch area
storage room
2 bathrooms
Building Details
Year built
1999
Floors in Building
2
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(704) 541-5111
Listed By:
Nick Lancetti · License #120020
(980) 999-0399
Added: Apr 7
Changed: Sep 3
Last Checked: Sep 4 at 1:06PM
MLS# 4366846
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 commercial office unit at 852 Gold Hill Road provides a practical layout for day-to-day business operations. The interior includes 2 private offices, a large break and lunch area, a storage room, and 2 bathrooms. Central heating and central air conditioning support year-round occupancy, while public sewer serves the property. Built in 1999, the space is configured for office use with flexibility for retail-oriented operations.
The property is near I-77 in Fort Mill and is surrounded by established retail, residential communities, and ongoing development. O-I zoning is identified for the site. Its location places the unit within an active commercial and residential setting with convenient highway access.
The property is near I-77 in Fort Mill and is surrounded by established retail, residential communities, and ongoing development. O-I zoning is identified for the site. Its location places the unit within an active commercial and residential setting with convenient highway access.
Key Highlights
- 2 private offices, a large break and lunch area, storage room, and 2 bathrooms
- O‑I zoning supports the property's identified office‑use classification
- Near I‑77 in Fort Mill
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
$25,058
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
4.18%
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%
$501,160
$501.2K
Cap Rate 7%
$357,971
$358.0K
Cap Rate 9%
$278,422
$278.4K
Market Conditions
NOI Build-Up for 1,853 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
$37.1K $20.04/SF
− Vacancy
−$1.3K −$0.72/SF
EGI
$35.8K $19.32/SF
− OpEx
−$10.7K −$5.80/SF
NOI
$25.1K $13.52/SF
Area
York County, SC
Vacancy
3.60%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
30.00%
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%
$501,160
Cap Rate 7%
$357,971
Cap Rate 9%
$278,422
Alternative Uses
Best Use
Retail
$358.0K
$313.2K – $417.6K
NOI $25,058 @ 7.0% cap · market cap 4.18%
Second Best
Office B
$352.7K
$308.6K – $411.5K
NOI $24,690 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$435.8K
$381.3K – $508.4K
NOI $30,503 @ 7.0% cap · market cap 5.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 29708, SC
40,227
Population
16,296
Households
2.5
Avg Household Size
38
Median Age
60%
College-Educated
97%
High-School Grad
19.0 sq mi
ZIP Area
2,117
Density / Sq Mi
$129,304
Median Household Income
$65,927
Median Earnings
$1,588
Median Rent
$479,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Functional commercial suite with flexible office and retail-oriented layout in an O-I-zoned setting near I-77.
Where is this office units located?
The property is located at 852 Gold hill Road Fort Mill, SC.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2 private offices, a large break and lunch area, storage room, and 2 bathrooms; O‑I zoning supports the property's identified office‑use classification; Near I‑77 in Fort Mill
