Occupied Storefront
For Sale
Contact for pricing
3421 W Montague Avenue, North Charleston, SC 29418
Two occupied buildings face North Charleston’s Coliseum, performing arts center, and convention center complex.
Property Size2,042 SF
Lot Size0.34 Acres
Price / SF$389.32
Days on Market143
Property Features for 3421 W Montague Avenue
General Information
Standard status
Active
Size
2,042 SF
Lot size
0.34 Acres
Property subtype
Retail, Mixed Use
Zoning
City of North Charleston - CRD - Commercial Redevelopment District
Occupancy
100%
Additional Details
Asking Price
$570,000
Building Details
Year Built
1974
Year Renovated
2021
Buildings
2
Tenancy
Multi
Listing Agency:
Harbor Commercial Partners
(843) 822-4311
Listed By:
Walter Reid · License #SC 114815
Source:
Crexi
Added: Apr 11
Changed: Aug 31
Last Checked: Jul 3 at 2:04PM
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 Harbor Commercial Partners
Investment Insights
Based on property information with market context.
The property includes two buildings that are currently occupied on a 0.34-acre site. Its storefront configuration supports an existing commercial presence along West Montague Avenue, with restaurant, cocktail bar, coffee shop, and salon uses identified in the property information.
At 3421 W Montague Ave, the site is positioned across from the entrance to the North Charleston Coliseum, a 14,000-seat multipurpose arena. The Performing Arts Center and Charleston Area Convention Center are also across the street, placing the property near concert, sporting, entertainment, and convention activity.
Additional surrounding context includes new hotels, gas stations, businesses, and the new CCSD Football Stadium along West Montague Avenue. Tanger Outlets Mall is nearby, adding another established destination to the surrounding commercial area.
At 3421 W Montague Ave, the site is positioned across from the entrance to the North Charleston Coliseum, a 14,000-seat multipurpose arena. The Performing Arts Center and Charleston Area Convention Center are also across the street, placing the property near concert, sporting, entertainment, and convention activity.
Additional surrounding context includes new hotels, gas stations, businesses, and the new CCSD Football Stadium along West Montague Avenue. Tanger Outlets Mall is nearby, adding another established destination to the surrounding commercial area.
Key Highlights
- 0.34‑acre site with two currently occupied buildings
- Across from the North Charleston Coliseum entrance
- 14,000‑seat multipurpose arena nearby
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
$23,671
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
2.98%
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%
$473,420
$473.4K
Cap Rate 7%
$338,157
$338.2K
Cap Rate 9%
$263,011
$263.0K
Market Conditions
NOI Build-Up for 2,042 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
$36.8K $18.00/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$33.8K $16.56/SF
− OpEx
−$10.1K −$4.97/SF
NOI
$23.7K $11.59/SF
Area
North Charleston, SC
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$473,420
Cap Rate 7%
$338,157
Cap Rate 9%
$263,011
Alternative Uses
Best Use
Retail
$338.2K
$295.9K – $394.5K
NOI $23,671 @ 7.0% cap · market cap 2.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$554.5K
$485.2K – $646.9K
NOI $38,814 @ 7.0% cap · market cap 4.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 29418, SC
24,154
Population
12,334
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
86%
High-School Grad
13.2 sq mi
ZIP Area
1,830
Density / Sq Mi
$62,421
Median Household Income
$41,287
Median Earnings
$1,277
Median Rent
$234,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two occupied buildings face North Charleston’s Coliseum, performing arts center, and convention center complex.
Where is this storefront property located?
The property is located at 3421 W Montague Avenue North Charleston, SC.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 0.34‑acre site with two currently occupied buildings; Across from the North Charleston Coliseum entrance; 14,000‑seat multipurpose arena nearby
