Office Unit with Private
New
For Sale
$269,000
250 Magnolia Square Court, Aberdeen, NC 28315
Commercial Sale, Aberdeen, NC
Property Size1,072 SF
Lot Size0.03 Acres
Price / SF$250.93
Days on Market3
Property Features for 250 Magnolia Square Court
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
GC
Parking features
Parking Lot
Subdivision
Magnolia Square
Lot features
Interior Lot
Directions
From US 1 in Aberdeen turn on Magnolia drive, left on Magnolia Sq court.
Standard status
Active
APN
20040522
Size
1,072 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Magnolia Sq Lot 16
Tax Annual Amount
1521
HOA Fee
$1,276 Annually
Legal Description
Magnolia Sq Lot 16
Utilities
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Heat Pump, Central Air
Building Details
Year built
2004
Flooring type
Carpet, Tile
Roof type
Metal
Listing Agency:
Premier Real Estate of the Sandhills LLC
(910) 692-1760
Listed By:
Liz English · License #185992
(910) 692-1760
Added: Aug 28
Last Checked: Aug 30 at 9:06AM
MLS# 100599727
Copyright © 2026 Hive 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.
This 1,072-square-foot office unit in Aberdeen was built in 2004 and includes a reception area, four private offices, one bathroom, and a kitchen equipped with a refrigerator, sink, and microwave. Carpet and tile flooring are installed throughout, with heat-pump heating and central air conditioning. The property also includes parking-lot access and is zoned GC.
An existing tenant occupies the space through May 2027 and has expressed interest in a new two-year lease. The HVAC system was replaced on June 15, 2021, and the water heater was replaced on July 18, 2025. The property is located at 250 Magnolia Square Court in Aberdeen, North Carolina.
An existing tenant occupies the space through May 2027 and has expressed interest in a new two-year lease. The HVAC system was replaced on June 15, 2021, and the water heater was replaced on July 18, 2025. The property is located at 250 Magnolia Square Court in Aberdeen, North Carolina.
Key Highlights
- 1,072 SF office unit in Aberdeen
- Reception area plus 4 private offices
- Kitchen includes refrigerator, sink, and microwave
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
$7,902
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
2.94%
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%
$158,040
$158.0K
Cap Rate 7%
$112,886
$112.9K
Cap Rate 9%
$87,800
$87.8K
Market Conditions
NOI Build-Up for 1,072 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
$30.1K $28.08/SF
− Vacancy
−$19.6K −$18.25/SF
EGI
$10.5K $9.83/SF
− OpEx
−$2.6K −$2.46/SF
NOI
$7.9K $7.37/SF
Area
Moore County, NC
Vacancy
65.00%
Lease Rate
$28.08 /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%
$158,040
Cap Rate 7%
$112,886
Cap Rate 9%
$87,800
Alternative Uses
Best Use
Office B
$112.9K
$98.8K – $131.7K
NOI $7,902 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$204.3K
$178.7K – $238.3K
NOI $14,299 @ 7.0% cap · market cap 5.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 28315, NC
13,500
Population
6,350
Households
2.1
Avg Household Size
37
Median Age
31%
College-Educated
93%
High-School Grad
65.0 sq mi
ZIP Area
208
Density / Sq Mi
$73,079
Median Household Income
$45,644
Median Earnings
$1,131
Median Rent
$279,700
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 - Configured commercial suite with reception, a kitchenette, private workrooms, and an existing tenant through May 2027.
Where is this office units located?
The property is located at 250 Magnolia Square Court Aberdeen, NC.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 1,072 SF office unit in Aberdeen; Reception area plus 4 private offices; Kitchen includes refrigerator, sink, and microwave
