Renovated Multi-Tenant Retail/Office
For Sale
Contact for pricing
1801 Reynolds Ave, North Charleston, SC
7,200 SF renovated retail and office building for sale.
Property Size7,200 SF
Lot Size0.13 Acres
Price / SF$243.06
Days on Market428
Property Features for 1801 Reynolds Ave
General Information
Standard status
Active
Size
7,200 SF
Lot size
0.13 Acres
Property subtype
OFFICE
Lease Type
NNN
Properties For Sale
at 1801 Reynolds Ave Contact us- Floor
- 1
- Size
- 1,740 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
1801 Reynolds Ave
- 1801 Reynolds Ave. is a 7,200 SF multi-tenant retail and office building that is...
show more
Contact us
- Floor
- 1
- Size
- 784 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
1801 Reynolds Ave
- 1801 Reynolds Ave. is a 7,200 SF multi-tenant retail and office building that is...
show more
Contact us
- Floor
- 2
- Size
- 562 SF
- Type
- OFFICE
- Lease Type
- FULL_SERVICE
- Availability
- AVAILABLE, Now
- Sublease
- No
1801 Reynolds Ave
- 1801 Reynolds Ave. is a 7,200 SF multi-tenant retail and office building that is...
show more
Contact us
Listing Agency:
Harbor Commercial Partners
(843) 994-7198
Listed By:
Tradd T Varner
(843) 532-1684
Source:
Moodyscre
Added: Jul 8, 2025
Changed: Aug 8
Last Checked: Sep 8 at 6:35AM
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 Harbor Commercial Partners
Investment Insights
Based on property information with market context.
The property at 1801 Reynolds Ave is a 7,200 SF multi-tenant building suitable for retail and office use. Located near the Charleston Navy Base Redevelopment, the building was completely renovated in 2018. Renovations included a new roof, commercial plate glass storefront, and windows. Tenant spaces feature high-end interior finishes. The property provides an off-street parking ratio of 2.5/1000. Currently 82% occupied, the building's shorter-term leases offer flexibility for an owner-occupier to utilize space and lease out the remaining portion. The property is located in an Opportunity Zone.
Key Highlights
- 7,200 SF multi‑tenant retail and office building.
- Completely renovated in 2018 with new roof and commercial plate glass storefront.
- High‑end interior finishes in tenant spaces.
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
$96,390
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
5.51%
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%
$1,927,800
$1.9M
Cap Rate 7%
$1,377,000
$1.4M
Cap Rate 9%
$1,071,000
$1.1M
Market Conditions
NOI Build-Up for 7,200 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
$151.2K $21.00/SF
− Vacancy
−$22.7K −$3.15/SF
EGI
$128.5K $17.85/SF
− OpEx
−$32.1K −$4.46/SF
NOI
$96.4K $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%
$1,927,800
Cap Rate 7%
$1,377,000
Cap Rate 9%
$1,071,000
Alternative Uses
Best Use
Office B
$1.38M
$1.20M – $1.61M
NOI $96,390 @ 7.0% cap · market cap 5.51%
Second Best
Retail
$1.19M
$1.04M – $1.39M
NOI $83,462 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $136,858 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
691
Businesses Nearby
Explore this area
Business Placement
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 - 7,200 SF renovated retail and office building for sale.
Where is this office building located?
The property is located at 1801 Reynolds Ave North Charleston, SC.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 7,200 SF multi‑tenant retail and office building.; Completely renovated in 2018 with new roof and commercial plate glass storefront.; High‑end interior finishes in tenant spaces.
