Renovated Office Condo
For Sale
Under Contract
$279,000
2101 Sardis Road N, Charlotte, NC 28227
SINGLE_FAMILY - Charlotte, NC
Property Size1,100 SF
Price / SF$253.64
Days on Market53
Property Features for 2101 Sardis Road N
General Information
Property type
Residential
Property subtype
Office
Zoning description
Office
Security features
Security System
View
City
Standard status
Active Under Contract
APN
193-371-38
Taxes and HOA fees
Tax Description
UNIT 206A U/F 340
Legal Description
UNIT 206A U/F 340
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Amenities
common area bathrooms
fast fiber
Building Details
Year built
1986
Floors in Building
2
Flooring type
Laminate
Building materials
Brick Partial, Synthetic Stucco
Roof type
Rubber
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(704) 541-5111
Listed By:
Peter Rieke · License #292618ANDSC100374S
(704) 575-1993
Added: Jun 19
Changed: Aug 4
Last Checked: Aug 10 at 12:06AM
MLS# 4395628
Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
A recently renovated and modernized second-floor office condo suite designed with a mostly open layout plus two private, windowed offices. The suite includes elevator access and common area bathrooms, and it is part of a configuration where two office condos are open to each other and function as one space for purchase or lease. The offering also includes ample parking for staff and visitors.
Located at 2101 Sardis Road N in Charlotte’s 28227 area, the property provides easy access to Hwy 75, 485, 51, and Monroe Expressway. The building features fast fiber, and the monthly POA dues are $336.24. Two parcels (19337138 and 19337139) are to be sold together as one. For leasing, the listed modified gross rent is $1,975 per month.
Located at 2101 Sardis Road N in Charlotte’s 28227 area, the property provides easy access to Hwy 75, 485, 51, and Monroe Expressway. The building features fast fiber, and the monthly POA dues are $336.24. Two parcels (19337138 and 19337139) are to be sold together as one. For leasing, the listed modified gross rent is $1,975 per month.
Key Highlights
- 1,100 SF office condo suite with mostly open layout plus two private windowed offices
- Second‑floor elevator access and common area bathrooms
- Generous parking for staff and visitors
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
$19,292
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
6.91%
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%
$385,840
$385.8K
Cap Rate 7%
$275,600
$275.6K
Cap Rate 9%
$214,356
$214.4K
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
$28.6K $26.04/SF
− Vacancy
−$2.9K −$2.66/SF
EGI
$25.7K $23.38/SF
− OpEx
−$6.4K −$5.85/SF
NOI
$19.3K $17.54/SF
Area
ZIP 28227
Vacancy
10.20%
Lease Rate
$26.04 /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%
$385,840
Cap Rate 7%
$275,600
Cap Rate 9%
$214,356
Alternative Uses
Best Use
Office B
$275.6K
$241.2K – $321.5K
NOI $19,292 @ 7.0% cap · market cap 6.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$391.9K
$342.9K – $457.2K
NOI $27,434 @ 7.0% cap · market cap 9.83%
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
1,445
Businesses Nearby
Explore this area
Business Placement
Demographics for 28227, NC
57,126
Population
23,179
Households
2.5
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
40.2 sq mi
ZIP Area
1,421
Density / Sq Mi
$75,322
Median Household Income
$41,742
Median Earnings
$1,412
Median Rent
$313,900
Median Home Value
Market
Vacancy Rate% for Office in Charlotte, NC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Second-floor office suite with open layout, two windowed offices, elevator access, and common area restrooms.
Where is this office units located?
The property is located at 2101 Sardis Road 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 office condo suite with mostly open layout plus two private windowed offices; Second‑floor elevator access and common area bathrooms; Generous parking for staff and visitors
