Brick Office Building with Subdividable
For Sale
$2,653,100
300-319 S Sharon Amity Rd, Charlotte, NC 28211
Brick office space built in 1985 with monument signage potential and a third floor that can be subdivided.
Property Size6,170 SF
Price / SF$430
Days on Market122
Property Features for 300-319 S Sharon Amity Rd
General Information
Standard status
Active
Size
6,170 SF
Additional Details
Office Units
2
Amenities
monument signage
abundant natural light
private lobby
conference rooms
break room
print room
large break area
Building Details
Year Built
1985
Construction
brick
Listing Agency:
Highland Realty & Development LTD
Listed By:
Lynette Glenn
(704) 877-5144
Source:
Exprealty
Added: May 9
Changed: Aug 26
Last Checked: Sep 6 at 12:58PM
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 Highland Realty & Development LTD
Investment Insights
Based on property information with market context.
This brick office building was constructed in 1985 and offers efficient layouts with abundant natural light. The available third floor can be subdivided into two office condos. Condo A is a 2,744 SF unit featuring 6 offices, 3 conference rooms, a break room, and a private lobby. Condo B is a 3,426 SF unit with 8 offices, a reception area, a print room, and a large break area. Monument signage is available, and ample parking is supported by a 5/1000 parking ratio.
The property is located directly across from Cotswold Village Shops, providing an established retail presence immediately adjacent to the building.
The seller prefers to sell the third floor together, which may appeal to an owner-user looking for flexible interior configuration within a single acquisition.
The property is located directly across from Cotswold Village Shops, providing an established retail presence immediately adjacent to the building.
The seller prefers to sell the third floor together, which may appeal to an owner-user looking for flexible interior configuration within a single acquisition.
Key Highlights
- Brick office building built in 1985, located directly across from Cotswold Village Shops
- Third‑floor space can be subdivided into two condo offices: 2,744 SF and 3,426 SF
- Condo A includes 6 offices, 3 conference rooms, break room, and private lobby (listed price $1,234,400)
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
$95,289
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
3.59%
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%
$1,905,780
$1.9M
Cap Rate 7%
$1,361,271
$1.4M
Cap Rate 9%
$1,058,767
$1.1M
Market Conditions
NOI Build-Up for 6,170 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
$154.0K $24.96/SF
− Vacancy
−$27.0K −$4.37/SF
EGI
$127.1K $20.59/SF
− OpEx
−$31.8K −$5.15/SF
NOI
$95.3K $15.44/SF
Area
Charlotte, NC
Vacancy
17.50%
Lease Rate
$24.96 /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%
$1,905,780
Cap Rate 7%
$1,361,271
Cap Rate 9%
$1,058,767
Alternative Uses
Best Use
Office B
$1.36M
$1.19M – $1.59M
NOI $95,289 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.05M
$1.80M – $2.40M
NOI $143,824 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,041
Businesses Nearby
Explore this area
Business Placement
Demographics for 28211, NC
31,917
Population
15,061
Households
2.1
Avg Household Size
39
Median Age
69%
College-Educated
96%
High-School Grad
11.0 sq mi
ZIP Area
2,902
Density / Sq Mi
$130,221
Median Household Income
$66,412
Median Earnings
$1,660
Median Rent
$701,900
Median Home Value
Market
Vacancy Rate% for Office in Charlotte, NC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Brick office space built in 1985 with monument signage potential and a third floor that can be subdivided.
Where is this office units located?
The property is located at 300-319 S Sharon Amity Rd Charlotte, NC.
What is the asking price?
The asking price for this property is $2,653,100.
What are key features of this property?
This property features: Brick office building built in 1985, located directly across from Cotswold Village Shops; Third‑floor space can be subdivided into two condo offices: 2,744 SF and 3,426 SF; Condo A includes 6 offices, 3 conference rooms, break room, and private lobby (listed price $1,234,400)
