North Charleston Office Building For
For Sale
$2,550,000
3265 N Carolina Avenue, North Charleston, SC 29405
Two-story office building in North Charleston's Reynolds Avenue district.
Property Size14,278 SF
Price / SF$178.60
Days on Market273
Property Features for 3265 N Carolina Avenue
General Information
Standard status
Active
Size
14,278 SF
Class
B
Property subtype
Office
Building Details
Building Size
14,278 SF
Year Built
1970
Listing Agency:
NAI Charleston
(843) 637-1974
Listed By:
Scott P. Peevy, CCIM · License #81438
Source:
Naiglobal
Added: Nov 21, 2025
Changed: Aug 13
Last Checked: Aug 21 at 5:45AM
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 two-story office building is located in the Reynolds Avenue district of North Charleston. Constructed in 1970 and renovated in 2020, the masonry building has a total size of approximately 14,278 square feet on approximately 0.62 acres. The property is zoned B-2 (General Business District) by the City of North Charleston and is located in Flood Zone X, which indicates minimal flood hazard. Currently, the building is 57% occupied by five office tenants, with up to approximately 6,068 square feet available. This property is located in an Opportunity Zone.
Key Highlights
- Opportunity Zone property offering potential tax benefits.
- Located in the rapidly transforming Reynolds Avenue district of North Charleston.
- Ideal for owner‑occupant seeking additional income or opportunistic investor.
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
$191,147
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
7.50%
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%
$3,822,940
$3.8M
Cap Rate 7%
$2,730,671
$2.7M
Cap Rate 9%
$2,123,856
$2.1M
Market Conditions
NOI Build-Up for 14,278 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
$299.8K $21.00/SF
− Vacancy
−$45.0K −$3.15/SF
EGI
$254.9K $17.85/SF
− OpEx
−$63.7K −$4.46/SF
NOI
$191.1K $13.39/SF
Area
North Charleston, 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%
$3,822,940
Cap Rate 7%
$2,730,671
Cap Rate 9%
$2,123,856
Alternative Uses
Best Use
Office B
$2.73M
$2.39M – $3.19M
NOI $191,147 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.88M
$3.39M – $4.52M
NOI $271,396 @ 7.0% cap · market cap 10.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Explore this area
Business Placement
Demographics for 29405, SC
25,620
Population
13,058
Households
2
Avg Household Size
37
Median Age
27%
College-Educated
84%
High-School Grad
14.7 sq mi
ZIP Area
1,743
Density / Sq Mi
$54,566
Median Household Income
$35,887
Median Earnings
$1,196
Median Rent
$266,200
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 building - Two-story office building in North Charleston's Reynolds Avenue district.
Where is this office building located?
The property is located at 3265 N Carolina Avenue North Charleston, SC.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: Opportunity Zone property offering potential tax benefits.; Located in the rapidly transforming Reynolds Avenue district of North Charleston.; Ideal for owner‑occupant seeking additional income or opportunistic investor.
