Mount Pleasant Office
For Sale
Contact for pricing
260 West Coleman Boulevard Unit B, Mount Pleasant, SC 29464
Two-story office condo in Mount Pleasant's vibrant commercial corridor.
Property Size4,365 SF
Price / SF$398.74
Days on Market177
Property Features for 260 West Coleman Boulevard Unit B
General Information
Standard status
Active
Size
4,365 SF
Class
A
Property subtype
Office
Investment Type
Owner/User
Building Details
Stories
2
Listing Agency:
Coldwell Banker Commercial Atlantic
(843) 744-9877
Listed By:
John True · License #SC
Source:
Crexi
Added: Feb 26
Changed: Aug 12
Last Checked: Aug 21 at 3:18PM
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 Commercial Atlantic
Investment Insights
Based on property information with market context.
Located in Mount Pleasant, SC, this 4,365 square foot two-story office condominium at 260 West Coleman Boulevard offers visibility and convenience. The property is situated near local restaurants, cafes, boutique shops, the Patriots Point Naval & Maritime Museum, Mount Pleasant Memorial Waterfront Park, and Shem Creek. It is located minutes from Downtown Charleston with quick access to Highway 17 and I-26. The main level features seven private offices, a training room, two ADA-compliant restrooms, a break room/kitchen area, a reception area, and a conference room. The second floor includes two separate open-concept areas. On-site parking is available. The property is suitable for law firms, medical and wellness practices, real estate offices, construction companies, consulting and design studios, and financial or tech firms. The two-story configuration allows an owner to occupy one floor while leasing the remaining space for additional income. This property offers a balance of professionalism, convenience, and flexibility.
Key Highlights
- Prime location on West Coleman Blvd in Mount Pleasant, offering high visibility and accessibility.
- Excellent investment opportunity for owner‑occupants with income‑producing potential through leasing one floor.
- 4,365± square feet of flexible space across two floors, suitable for various professional uses.
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
$91,338
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
5.25%
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%
$1,826,760
$1.8M
Cap Rate 7%
$1,304,829
$1.3M
Cap Rate 9%
$1,014,867
$1.0M
Market Conditions
NOI Build-Up for 4,365 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
$131.0K $30.00/SF
− Vacancy
−$9.2K −$2.10/SF
EGI
$121.8K $27.90/SF
− OpEx
−$30.4K −$6.98/SF
NOI
$91.3K $20.92/SF
Area
Charleston County, SC
Vacancy
7.00%
Lease Rate
$30.00 /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%
$1,826,760
Cap Rate 7%
$1,304,829
Cap Rate 9%
$1,014,867
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.52M
NOI $91,338 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.58M
$1.39M – $1.85M
NOI $110,915 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,365
Businesses Nearby
Explore this area
Business Placement
Demographics for 29464, SC
51,287
Population
26,829
Households
1.9
Avg Household Size
41
Median Age
67%
College-Educated
96%
High-School Grad
30.1 sq mi
ZIP Area
1,704
Density / Sq Mi
$107,215
Median Household Income
$60,066
Median Earnings
$1,973
Median Rent
$672,400
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 - Two-story office condo in Mount Pleasant's vibrant commercial corridor.
Where is this office units located?
The property is located at 260 West Coleman Boulevard Unit B Mount Pleasant, SC.
What is the asking price?
The asking price for this property is $1,740,500.
What are key features of this property?
This property features: Prime location on West Coleman Blvd in Mount Pleasant, offering high visibility and accessibility.; Excellent investment opportunity for owner‑occupants with income‑producing potential through leasing one floor.; 4,365± square feet of flexible space across two floors, suitable for various professional uses.
