Office Unit with Private
New
For Sale
$269,000
250 Magnolia Square Ct, Aberdeen, NC 28315
Configured for professional use with reception, multiple offices, a kitchenette, and an on-site restroom.
Property Size1,072 SF
Price / SF$250.93
Days on Market5
Property Features for 250 Magnolia Square Ct
General Information
Standard status
Active
Size
1,072 SF
Property subtype
Commercial
Additional Details
HOA Fee
$106.33
Building Details
Year Built
2004
Tenancy
Single
Listing Agency:
Premier Real Estate of the Sandhills LLC
(910) 639-1616
Listed By:
Liz English · License #185992
Source:
Augustaaikenhomefinder
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 31 at 8:59AM
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 Premier Real Estate of the Sandhills LLC
Investment Insights
Based on property information with market context.
This 1,072-square-foot office unit was built in 2004 and is arranged with a reception area, four private offices, a bathroom, and a kitchen area equipped with a refrigerator, sink, and microwave. The HVAC system was replaced on 6-15-2021, and the water heater was replaced on 7-18-2025.
The property is located at 250 Magnolia Square Ct in Aberdeen, NC 28315. An existing tenant is in place through May 2027 and has expressed interest in entering a new two-year lease, providing an established occupancy arrangement for the next owner.
The property is located at 250 Magnolia Square Ct in Aberdeen, NC 28315. An existing tenant is in place through May 2027 and has expressed interest in entering a new two-year lease, providing an established occupancy arrangement for the next owner.
Key Highlights
- 1,072‑square‑foot office unit built in 2004
- Four private offices plus reception area
- Kitchen equipped with 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
$12,924
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
4.80%
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%
$258,480
$258.5K
Cap Rate 7%
$184,629
$184.6K
Cap Rate 9%
$143,600
$143.6K
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
$23.5K $21.96/SF
− Vacancy
−$2.0K −$1.87/SF
EGI
$21.5K $20.09/SF
− OpEx
−$8.6K −$8.04/SF
NOI
$12.9K $12.06/SF
Area
Moore County, NC
Vacancy
8.50%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
40.00%
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%
$258,480
Cap Rate 7%
$184,629
Cap Rate 9%
$143,600
Alternative Uses
Best Use
Healthcare Medical
$184.6K
$161.6K – $215.4K
NOI $12,924 @ 7.0% cap · market cap 4.80%
Second Best
Office B
$112.9K
$98.8K – $131.7K
NOI $7,902 @ 7.0% cap · market cap 2.94%
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 for professional use with reception, multiple offices, a kitchenette, and an on-site restroom.
Where is this office units located?
The property is located at 250 Magnolia Square Ct 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‑square‑foot office unit built in 2004; Four private offices plus reception area; Kitchen equipped with refrigerator, sink, and microwave
