Freestanding Two-Story Office
For Sale
Contact for pricing
3614 Ashley Phosphate Road, North Charleston, SC 29418
Vacant professional office property with a flexible layout for single- or multi-tenant occupancy.
Property Size8,830 SF
Lot Size0.57 Acres
Price / SF$150.06
Days on Market37
Property Features for 3614 Ashley Phosphate Road
General Information
Standard status
Active
Size
8,830 SF
Lot size
0.57 Acres
Property subtype
Office
Zoning
Dorchester - OI - Office and Institutional
Additional Details
Asking Price
$1,325,000
Road Access
Yes
Building Details
Year Built
1984
Buildings
1
Stories
2
Building Size
8,830 SF
Abandoned
No
Listing Agency:
Pratt & Co
Listed By:
Robert Pratt · License #5414
Source:
Crexi
Added: Jul 28
Changed: Aug 29
Last Checked: Sep 1 at 7:43AM
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 Pratt & Co
Investment Insights
Based on property information with market context.
This freestanding professional office building contains 8,830 square feet across two stories on approximately 0.57 acre. The vacant property includes 7 restrooms, 3 kitchenettes, 2 executive offices, a reception area with office space, 4 large conference or meeting rooms, 12 conventional offices, and 6 support offices. The existing layout can accommodate either a single occupant or multiple tenants, with renovation or immediate occupancy options.
The property fronts Ashley Phosphate Road at a lighted intersection in Dorchester County, providing access for left turns onto the road. Two entrances serve the site, which includes ample parking. Zoning is Dorchester - OI - Office and Institutional. Built in 1984, the building offers an established office configuration for professional users seeking a standalone facility.
The property fronts Ashley Phosphate Road at a lighted intersection in Dorchester County, providing access for left turns onto the road. Two entrances serve the site, which includes ample parking. Zoning is Dorchester - OI - Office and Institutional. Built in 1984, the building offers an established office configuration for professional users seeking a standalone facility.
Key Highlights
- 8,830‑square‑foot freestanding office building on approximately 0.57 acre
- Two‑story layout with 7 restrooms and 3 kitchenettes
- 4 large conference or meeting rooms, 12 conventional offices, and 6 support offices
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
$118,212
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
8.92%
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%
$2,364,240
$2.4M
Cap Rate 7%
$1,688,743
$1.7M
Cap Rate 9%
$1,313,467
$1.3M
Market Conditions
NOI Build-Up for 8,830 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
$185.4K $21.00/SF
− Vacancy
−$27.8K −$3.15/SF
EGI
$157.6K $17.85/SF
− OpEx
−$39.4K −$4.46/SF
NOI
$118.2K $13.39/SF
Area
North Charleston, SC
Vacancy
15.00%
Lease Rate
$21.00 /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%
$2,364,240
Cap Rate 7%
$1,688,743
Cap Rate 9%
$1,313,467
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,212 @ 7.0% cap · market cap 8.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,841 @ 7.0% cap · market cap 12.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Vacant professional office property with a flexible layout for single- or multi-tenant occupancy.
Where is this office building located?
The property is located at 3614 Ashley Phosphate Road North Charleston, SC.
What is the asking price?
The asking price for this property is $1,325,000.
What are key features of this property?
This property features: 8,830‑square‑foot freestanding office building on approximately 0.57 acre; Two‑story layout with 7 restrooms and 3 kitchenettes; 4 large conference or meeting rooms, 12 conventional offices, and 6 support offices
