Office Condo with New
For Sale
$412,500
1321 Chuck Dawley Blvd STE 104, Mount Pleasant, SC 29464
Updated office condominium with recent building improvements and a layout that can accommodate general office or medical use.
Property Size1,100 SF
Price / SF$375
Days on Market89
Property Features for 1321 Chuck Dawley Blvd STE 104
General Information
Standard status
Active
Size
1,100 SF
Class
B
Property subtype
Office
Building Details
Building Size
1,100 SF
Listing Agency:
NAI Charleston
(843) 364-3796
Listed By:
Will Sherrod, CCIM · License #274540
Source:
Naicharleston
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 29 at 3:42PM
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 condominium contains ±1,100 SF within the 1321 Chuck Dawley office complex. The space was formerly used as a chiropractic office and may be reconfigured for general office or medical purposes. Recent improvements include a new HVAC system, new hot water heater, and paint and carpet installed less than a year ago. The building roof was replaced in 2021.
The property is located at 1321 Chuck Dawley Blvd, Suite 104, near the Bowman Road intersection in Mount Pleasant, South Carolina. Its office configuration and recent updates provide a practical ownership option for a smaller office user seeking a dedicated location.
The property is located at 1321 Chuck Dawley Blvd, Suite 104, near the Bowman Road intersection in Mount Pleasant, South Carolina. Its office configuration and recent updates provide a practical ownership option for a smaller office user seeking a dedicated location.
Key Highlights
- ±1,100 SF office condominium in the 1321 Chuck Dawley office complex
- Former chiropractic office with potential reconfiguration for general office or medical use
- New HVAC system and hot water heater
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
$23,018
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
5.58%
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%
$460,360
$460.4K
Cap Rate 7%
$328,829
$328.8K
Cap Rate 9%
$255,756
$255.8K
Market Conditions
NOI Build-Up for 1,100 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
$33.0K $30.00/SF
− Vacancy
−$2.3K −$2.10/SF
EGI
$30.7K $27.90/SF
− OpEx
−$7.7K −$6.98/SF
NOI
$23.0K $20.92/SF
Area
Charleston County, SC
Vacancy
7.00%
Lease Rate
$30.00 /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%
$460,360
Cap Rate 7%
$328,829
Cap Rate 9%
$255,756
Alternative Uses
Best Use
Office B
$328.8K
$287.7K – $383.6K
NOI $23,018 @ 7.0% cap · market cap 5.58%
Second Best
Healthcare Medical
$299.5K
$262.0K – $349.4K
NOI $20,963 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$399.3K
$349.4K – $465.9K
NOI $27,951 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,328
Businesses Nearby
Explore this area
Business Placement
Demographics for 29464, SC
51,287
Population
26,829
Households
1.9
Avg Household Size
41
Median Age
67%
College-Educated
96%
High-School Grad
30.1 sq mi
ZIP Area
1,704
Density / Sq Mi
$107,215
Median Household Income
$60,066
Median Earnings
$1,973
Median Rent
$672,400
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 - Updated office condominium with recent building improvements and a layout that can accommodate general office or medical use.
Where is this office units located?
The property is located at 1321 Chuck Dawley Blvd STE 104 Mount Pleasant, SC.
What is the asking price?
The asking price for this property is $412,500.
What are key features of this property?
This property features: ±1,100 SF office condominium in the 1321 Chuck Dawley office complex; Former chiropractic office with potential reconfiguration for general office or medical use; New HVAC system and hot water heater
