Owner-User Office
New
For Sale
Contact for pricing
4520 Mint Hill Village Ln, Mint Hill, NC 28227
Four private offices, a kitchenette, restroom, and waiting area support immediate business operations.
Property Size1,712 SF
Price / SF$283
Days on Market5
Property Features for 4520 Mint Hill Village Ln
General Information
Standard status
Active
Size
1,712 SF
Property subtype
OFFICE
Building Details
Year Built
2007
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Walt Perry Realty
(704) 507-8128
Listed By:
Jessica Perry · License #151915
(704) 507-8128
Source:
Moodyscre
Added: Aug 11
Changed: Aug 15
Last Checked: Aug 15 at 3:12AM
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 Walt Perry Realty
Investment Insights
Based on property information with market context.
This 1,712-square-foot office condo offers four large offices, a kitchenette, restroom, and waiting area in a professionally maintained configuration. The property was built in 2007, has been occupied by the current owner-user since 2015, and features recently serviced HVAC. Select office furnishings may convey with the sale, and neighboring Unit 202 is also available from the same ownership.
General Business zoning supports a range of professional office uses. The COA covers water, landscaping, trash, common areas, and structural repairs, while shared surface parking serves the office community. The property sits beside Mint Hill Town Hall and is approximately 2 miles from I-485, 12.4 miles from Uptown Charlotte, 6.4 miles from downtown Matthews, and 0.8 mile from Publix at Mint Hill Commons.
General Business zoning supports a range of professional office uses. The COA covers water, landscaping, trash, common areas, and structural repairs, while shared surface parking serves the office community. The property sits beside Mint Hill Town Hall and is approximately 2 miles from I-485, 12.4 miles from Uptown Charlotte, 6.4 miles from downtown Matthews, and 0.8 mile from Publix at Mint Hill Commons.
Key Highlights
- 1,712 square feet with four large offices, kitchenette, restroom, and waiting area
- General Business zoning for professional office use
- Built in 2007; current owner‑user occupancy began in 2015
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
$30,025
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
6.20%
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%
$600,500
$600.5K
Cap Rate 7%
$428,929
$428.9K
Cap Rate 9%
$333,611
$333.6K
Market Conditions
NOI Build-Up for 1,712 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
$44.6K $26.04/SF
− Vacancy
−$4.5K −$2.66/SF
EGI
$40.0K $23.38/SF
− OpEx
−$10.0K −$5.85/SF
NOI
$30.0K $17.54/SF
Area
ZIP 28227
Vacancy
10.20%
Lease Rate
$26.04 /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%
$600,500
Cap Rate 7%
$428,929
Cap Rate 9%
$333,611
Alternative Uses
Best Use
Office B
$428.9K
$375.3K – $500.4K
NOI $30,025 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$610.0K
$533.7K – $711.6K
NOI $42,698 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
825
Businesses Nearby
Explore this area
Business Placement
Demographics for 28227, NC
57,126
Population
23,179
Households
2.5
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
40.2 sq mi
ZIP Area
1,421
Density / Sq Mi
$75,322
Median Household Income
$41,742
Median Earnings
$1,412
Median Rent
$313,900
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 units - Four private offices, a kitchenette, restroom, and waiting area support immediate business operations.
Where is this office units located?
The property is located at 4520 Mint Hill Village Ln Mint Hill, NC.
What is the asking price?
The asking price for this property is $484,500.
What are key features of this property?
This property features: 1,712 square feet with four large offices, kitchenette, restroom, and waiting area; General Business zoning for professional office use; Built in 2007; current owner‑user occupancy began in 2015
