Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    438 King St Charleston, SC 29403

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Lease
    $35 SF/Yr

    Renovated mixed-use building in Charleston's Upper King Street corridor.

    Type:Retail
    Property size:
    10,673 SF
    Added:
    Nov 22, 2025
    Days on Market:
    134
    Last Refresh:
    Dec 3 at 5:42 am

    Property Features for 438 King St

    General Information

    Standard status
    Active
    Size
    10,673 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1908

    Spaces For Lease

    at 438 King St Contact us

    We can help!

    Listing Contact
    Debra M Caney

    Listing agent Debra M Caney License #9003387

    Listing office Sotheby's International Realty

    Listing date Nov 22, 2025

    Source Naiglobal

    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 Sotheby's International Realty

    Overview

    Historic Mixed-Use Building on King

    Located in the heart of Charleston’s historic Upper King Street corridor, 438 King Street is a three-story mixed-use building featuring approximately 10,673 square feet. Constructed in 1908, the property combines classic architectural character with modern updates. The building showcases large storefront windows, high ceilings, hardwood floors, and historic detailing. Each floor provides access to outdoor patio or porch space. The property includes 18 on-site parking spaces. The building is currently undergoing renovations and will be delivered in warm shell condition, suitable for retail, office, restaurant, or hospitality purposes. The property is located next to Hall's Chophouse. The zoning is General Commercial, City of Charleston.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Maron Marvel Bradley ... Law Firm John K. Crum Artist Jim Dyke & Associates Marketing & Advertising

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Charleston
    County
    Berkeley
    State
    South Carolina
    Longitude
    -79.9379837
    Latitude
    32.7885943

    Nearby Similar for Lease

    • $22/mo

      Charleston Historic District Office Space

      Renovated office suites with harbor views in historic Charleston.
      2 Cumberland St, Charleston, SC 29401
      View Details
    • $29/mo

      Downtown Charleston Freestanding Building

      Freestanding building in historic downtown Charleston for lease.
      276 East Bay Street, Charleston, SC 29401
      View Details
    • $75/mo

      Prime Retail Space on King

      High-profile retail space in downtown Charleston near Charleston Place.
      229 King St, Charleston, SC 29401
      View Details
    • $29/mo

      Downtown Charleston Freestanding Building

      Freestanding building in historic downtown Charleston with on-site parking.
      276 East Bay Street, Charleston, SC 29401
      View Details
    • $20/mo

      Wappoo Creek Office Space Available

      Office space for lease in a convenient Charleston location.
      125 Wappoo Creek Dr, Charleston, SC 29412
      View Details
    • $32/mo

      Daniel Island Office Space Available

      Second-floor office suite in Daniel Island's Town Center.
      115 Riverlanding Dr, Charleston, SC
      View Details
    • $20/mo

      James Island Office Space Available

      Office space for lease in a convenient Charleston location.
      125 Wappoo Creek Dr, Charleston, SC 29412
      View Details
    • $45/mo

      Prime Retail Space on George

      Retail space for lease in downtown Charleston near King Street.
      51 George Street, Charleston, SC 29401
      View Details
    • $43/mo

      Class A Office Space

      Multi-tenant office building in Charleston's Historic District.
      100 Calhoun Street, Charleston, SC, 29401
      View Details
    • $45/mo

      Prime Retail Space on George

      Retail space for lease in downtown Charleston near King Street.
      51 George Street, Charleston, SC 29401
      View Details
    • $22/mo

      Charleston Historic District Office Space

      Renovated office suites with harbor views in Charleston's historic district.
      2 Cumberland St, Charleston, SC 29401
      View Details
    • $38/mo

      Retail Space in James Island

      Retail space for lease in a high-traffic shopping center.
      1739 Maybank Highway, Charleston, SC 29412
      View Details

    FAQs

    What type of property is this?
    Retail space - Renovated mixed-use building in Charleston's Upper King Street corridor.
    Where is this retail space located?
    The property is located at 438 King St Charleston, SC.
    What is the lease rate?
    The lease rate is $35 SF/Yr.
    What are key features of this property?
    This property features: Prime location in the heart of Charleston's historic Upper King Street corridor, next to Hall's Chophouse.; Rare amenity of 18 on‑site parking spaces.; Large ±10,673 square foot mixed‑use building suitable for retail, office, restaurant, or hospitality.
    (843) 270-9124
    We can help!
    Listing Contact
    Debra M Caney
    Real Estate License ID: 9003387
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!