Third-Floor Office
For Sale
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104 North 4th Street - 3rd Floor, Wilmington, NC 28401
Office space occupies the third floor above AT&T facilities at a downtown Wilmington intersection.
Property Size15,534 SF
Price / SF$141.62
Days on Market245
Property Features for 104 North 4th Street - 3rd Floor
General Information
Standard status
Active
Size
15,534 SF
Property subtype
OFFICE
Listing Agency:
Creative Commercial Properties
(910) 270-5100
Listed By:
Henry Nadeau · License #267682
(910) 524-7184
Source:
Moodyscre
Added: Jan 6
Changed: Sep 6
Last Checked: Sep 7 at 11:11AM
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 Creative Commercial Properties
Investment Insights
Based on property information with market context.
The third-floor office property at 104 North 4th Street is positioned above AT&T facilities and offers views toward downtown Wilmington. The space is located at the corner of North 4th Street and Princess Street, providing a recognizable central Wilmington address for professional office use.
The purchase contract requires final approval by the New Hanover County Board of Commissioners in open session and remains subject to the statutorily required 10-day upset bid period.
The purchase contract requires final approval by the New Hanover County Board of Commissioners in open session and remains subject to the statutorily required 10-day upset bid period.
Key Highlights
- Third‑floor office space above AT&T facilities
- Views toward downtown Wilmington
- Corner location at North 4th Street and Princess Street
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
$197,286
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
8.97%
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%
$3,945,720
$3.9M
Cap Rate 7%
$2,818,371
$2.8M
Cap Rate 9%
$2,192,067
$2.2M
Market Conditions
NOI Build-Up for 15,534 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
$324.3K $20.88/SF
− Vacancy
−$61.3K −$3.95/SF
EGI
$263.0K $16.93/SF
− OpEx
−$65.8K −$4.23/SF
NOI
$197.3K $12.70/SF
Area
Wilmington, NC
Vacancy
18.90%
Lease Rate
$20.88 /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%
$3,945,720
Cap Rate 7%
$2,818,371
Cap Rate 9%
$2,192,067
Alternative Uses
Best Use
Office B
$2.82M
$2.47M – $3.29M
NOI $197,286 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$190.20M
$166.43M – $221.91M
NOI $13,314,331 @ 7.0% cap · market cap 605.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
637
Businesses Nearby
Explore this area
Business Placement
Demographics for 28401, NC
22,204
Population
13,017
Households
1.7
Avg Household Size
41
Median Age
34%
College-Educated
88%
High-School Grad
31.0 sq mi
ZIP Area
716
Density / Sq Mi
$52,159
Median Household Income
$35,739
Median Earnings
$1,183
Median Rent
$263,000
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 - Office space occupies the third floor above AT&T facilities at a downtown Wilmington intersection.
Where is this office units located?
The property is located at 104 North 4th Street - 3rd Floor Wilmington, NC.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Third‑floor office space above AT&T facilities; Views toward downtown Wilmington; Corner location at North 4th Street and Princess Street
