Office Suite with Private
For Sale
Contact for pricing
Pending
268 W Coleman Blvd, Mount Pleasant, SC 29464
Configured with all-private offices with windows, plus a large reception area and multiple en-suite restrooms.
Property Size1,735 SF
Days on Market182
Property Features for 268 W Coleman Blvd
General Information
Standard status
Pending
Size
1,735 SF
Property subtype
OFFICE
Additional Details
Asking Price
$745,000
Listing Agency:
CBRE | Charleston
Listed By:
Michael Carmody, Jr
(843) 577-0702
Source:
Moodyscre
Added: Mar 17
Changed: Sep 2
Last Checked: Sep 13 at 7:54AM
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 totals 1,735 SF and is laid out with all-private offices with windows. The space includes three large offices/conference rooms and two smaller offices, supporting both focused work and meeting needs.
A large reception room provides an entry and waiting area, helping route visitors before they reach offices. Two en-suite restrooms are included within the suite.
The interior configuration is suited for professional services that benefit from privacy, dedicated office rooms, and a clear reception presence.
A large reception room provides an entry and waiting area, helping route visitors before they reach offices. Two en-suite restrooms are included within the suite.
The interior configuration is suited for professional services that benefit from privacy, dedicated office rooms, and a clear reception presence.
Key Highlights
- 1,735 SF office suite
- All‑private offices with windows
- Three large offices or conference rooms
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
$36,305
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%
$726,100
$726.1K
Cap Rate 7%
$518,643
$518.6K
Cap Rate 9%
$403,389
$403.4K
Market Conditions
NOI Build-Up for 1,735 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
$52.1K $30.00/SF
− Vacancy
−$3.6K −$2.10/SF
EGI
$48.4K $27.90/SF
− OpEx
−$12.1K −$6.98/SF
NOI
$36.3K $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%
$726,100
Cap Rate 7%
$518,643
Cap Rate 9%
$403,389
Alternative Uses
Best Use
Office B
$518.6K
$453.8K – $605.1K
NOI $36,305 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$629.8K
$551.1K – $734.8K
NOI $44,086 @ 7.0% cap · market cap 5.92%
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Configured with all-private offices with windows, plus a large reception area and multiple 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 $745,000.
What are key features of this property?
This property features: 1,735 SF office suite; All‑private offices with windows; Three large offices or conference rooms
