Office Suite with Two En-Suite
For Sale
Contact for pricing
Pending
268 W Coleman Blvd, Mount Pleasant, SC 29464
Office suite features a large open work area, private conference room, and two en-suite restrooms.
Property Size1,799 SF
Days on Market272
Property Features for 268 W Coleman Blvd
General Information
Standard status
Pending
Size
1,799 SF
Property subtype
OFFICE
Amenities
waiting area at entrance
private office/conference room
conference room space
large kitchen and break room
two en-suite restrooms
Listing Agency:
CBRE | Charleston
Listed By:
Michael Carmody, Jr
(843) 577-0702
Source:
Moodyscre
Added: Dec 16, 2025
Changed: Aug 13
Last Checked: Sep 13 at 4:59AM
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 CBRE | Charleston
Investment Insights
Based on property information with market context.
This office suite offers a large open area for day-to-day work along with private office and conference room space. The layout includes a waiting area at the entrance, a large kitchen and break room, and additional conference room space for meetings and collaboration. The suite is designed with three access points and includes two en-suite restrooms, supporting convenient in-suite use.
The property is listed for sale and may be possible to split between two tenants based on the described multiple access points.
Overall, the space is configured to accommodate a primary work area plus multiple private rooms, with shared common elements built around the entrance waiting area and kitchen/break room.
The property is listed for sale and may be possible to split between two tenants based on the described multiple access points.
Overall, the space is configured to accommodate a primary work area plus multiple private rooms, with shared common elements built around the entrance waiting area and kitchen/break room.
Key Highlights
- Office suite with a large open work area plus private conference room space
- Two en‑suite restrooms in the office suite
- Large kitchen and break room for staff use
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
$37,644
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
4.87%
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%
$752,880
$752.9K
Cap Rate 7%
$537,771
$537.8K
Cap Rate 9%
$418,267
$418.3K
Market Conditions
NOI Build-Up for 1,799 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
$54.0K $30.00/SF
− Vacancy
−$3.8K −$2.10/SF
EGI
$50.2K $27.90/SF
− OpEx
−$12.5K −$6.98/SF
NOI
$37.6K $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%
$752,880
Cap Rate 7%
$537,771
Cap Rate 9%
$418,267
Alternative Uses
Best Use
Office B
$537.8K
$470.6K – $627.4K
NOI $37,644 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$653.0K
$571.4K – $761.9K
NOI $45,713 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,310
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office units - Office suite features a large open work area, private conference room, and two en-suite restrooms.
Where is this office units located?
The property is located at 268 W Coleman Blvd Mount Pleasant, SC.
What is the asking price?
The asking price for this property is $773,000.
What are key features of this property?
This property features: Office suite with a large open work area plus private conference room space; Two en‑suite restrooms in the office suite; Large kitchen and break room for staff use
