Renovated Office Condo
For Sale
$279,000
206a-2101 Sardis Rd N, Charlotte, NC 28270
Modernized second-floor office suite features a mostly open plan with two private windowed offices and elevator access.
Property Size1,100 SF
Price / SF$253.64
Days on Market66
Property Features for 206a-2101 Sardis Rd N
General Information
Standard status
Active
Size
1,100 SF
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Stories
2
Listing Agency:
Coldwell Banker Realty
(704) 575-1993
Listed By:
Peter Rieke · License #292618ANDSC100374S
(704) 575-1993
Source:
Exprealty
Added: Jun 19
Changed: Aug 21
Last Checked: Aug 22 at 12:08PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This listing offers two office condos that are sold together as one continuous workspace. The second-floor suite totals 1,100 SF and includes a mostly open layout plus two private windowed offices. Common area bathrooms are available, and elevator access serves the second level. The space is described as recently renovated and modernized, with readiness for immediate occupancy. Ample parking is provided for staff and visitors.
The property is located at 206a–2101 Sardis Rd N in Charlotte, North Carolina. Access is described as convenient to Hwy 75, 485, 51, and the Monroe Expressway. Leasing is also available under a modified gross structure, and the listing notes POA dues of $336.24 per month.
For tenants or owner-users looking for a turnkey office arrangement, the combination of open work areas and windowed private offices supports a range of day-to-day functions. The flexibility to operate the two units as one space can be useful for small teams that want both collaboration space and dedicated rooms, while the elevator and parking provisions help support everyday customer and employee access.
The property is located at 206a–2101 Sardis Rd N in Charlotte, North Carolina. Access is described as convenient to Hwy 75, 485, 51, and the Monroe Expressway. Leasing is also available under a modified gross structure, and the listing notes POA dues of $336.24 per month.
For tenants or owner-users looking for a turnkey office arrangement, the combination of open work areas and windowed private offices supports a range of day-to-day functions. The flexibility to operate the two units as one space can be useful for small teams that want both collaboration space and dedicated rooms, while the elevator and parking provisions help support everyday customer and employee access.
Key Highlights
- 1,100 SF mostly open second‑floor office suite with two private windowed offices
- Recently renovated and modernized; ready to move in
- Elevator access plus common area bathrooms
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
$16,988
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
6.09%
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%
$339,760
$339.8K
Cap Rate 7%
$242,686
$242.7K
Cap Rate 9%
$188,756
$188.8K
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
$27.5K $24.96/SF
− Vacancy
−$4.8K −$4.37/SF
EGI
$22.7K $20.59/SF
− OpEx
−$5.7K −$5.15/SF
NOI
$17.0K $15.44/SF
Area
Charlotte, NC
Vacancy
17.50%
Lease Rate
$24.96 /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%
$339,760
Cap Rate 7%
$242,686
Cap Rate 9%
$188,756
Alternative Uses
Best Use
Office B
$242.7K
$212.4K – $283.1K
NOI $16,988 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$366.3K
$320.5K – $427.4K
NOI $25,641 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 28270, NC
34,613
Population
12,653
Households
2.7
Avg Household Size
40
Median Age
69%
College-Educated
98%
High-School Grad
12.4 sq mi
ZIP Area
2,791
Density / Sq Mi
$128,660
Median Household Income
$61,450
Median Earnings
$1,662
Median Rent
$543,600
Median Home Value
Market
Vacancy Rate% for Office in Charlotte, NC
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 units - Modernized second-floor office suite features a mostly open plan with two private windowed offices and elevator access.
Where is this office units located?
The property is located at 206a-2101 Sardis Rd N Charlotte, NC.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: 1,100 SF mostly open second‑floor office suite with two private windowed offices; Recently renovated and modernized; ready to move in; Elevator access plus common area bathrooms
