Multi-Building Office
For Sale
$2,100,000
105 Central Avenue, Goose Creek, SC 29445
Fully occupied office property with executive office suites and an established tenant base.
Property Size11,500 SF
Lot Size1.17 Acres
Price / SF$182.61
Days on Market90
Property Features for 105 Central Avenue
General Information
Standard status
Active
Size
11,500 SF
Class
B
Lot size
1.17 Acres
Property subtype
Office
Occupancy
100%
Building Details
Building Size
11,500 SF
Year Built
2008
Buildings
3
Tenancy
Multi
Listing Agency:
NAI Charleston
(843) 637-1974
Listed By:
Scott P. Peevy, CCIM · License #81438
Source:
Naicharleston
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 1:58AM
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 NAI Charleston
Investment Insights
Based on property information with market context.
This office property comprises three separate buildings totaling approximately 11,500 square feet on approximately 1.17 acres. Developed in 2008, the buildings have been maintained by the current owner and are configured for office occupancy across multiple tenants.
The property is located at 105 Central Avenue in Goose Creek, South Carolina, within the Greater Charleston, SC MSA. Occupancy includes 16 tenants, with 12 operating in executive office suites. The existing multi-building configuration and established tenant roster provide a defined operating structure for an office property owner.
The property is located at 105 Central Avenue in Goose Creek, South Carolina, within the Greater Charleston, SC MSA. Occupancy includes 16 tenants, with 12 operating in executive office suites. The existing multi-building configuration and established tenant roster provide a defined operating structure for an office property owner.
Key Highlights
- Approximately 11,500 SF across 3 separate office buildings
- Approximately 1.17‑acre parcel at 105 Central Avenue
- 100% occupied by 16 tenants
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
$153,956
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
7.33%
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%
$3,079,120
$3.1M
Cap Rate 7%
$2,199,371
$2.2M
Cap Rate 9%
$1,710,622
$1.7M
Market Conditions
NOI Build-Up for 11,500 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
$241.5K $21.00/SF
− Vacancy
−$36.2K −$3.15/SF
EGI
$205.3K $17.85/SF
− OpEx
−$51.3K −$4.46/SF
NOI
$154.0K $13.39/SF
Area
Berkeley County, SC
Vacancy
15.00%
Lease Rate
$21.00 /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%
$3,079,120
Cap Rate 7%
$2,199,371
Cap Rate 9%
$1,710,622
Alternative Uses
Best Use
Office B
$2.20M
$1.92M – $2.57M
NOI $153,956 @ 7.0% cap · market cap 7.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.11M
$2.72M – $3.63M
NOI $217,847 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 29445, SC
60,558
Population
23,194
Households
2.6
Avg Household Size
34
Median Age
25%
College-Educated
90%
High-School Grad
57.4 sq mi
ZIP Area
1,055
Density / Sq Mi
$80,778
Median Household Income
$40,990
Median Earnings
$1,441
Median Rent
$256,000
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 building - Fully occupied office property with executive office suites and an established tenant base.
Where is this office building located?
The property is located at 105 Central Avenue Goose Creek, SC.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Approximately 11,500 SF across 3 separate office buildings; Approximately 1.17‑acre parcel at 105 Central Avenue; 100% occupied by 16 tenants
