Move-In Ready Office
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4520 Mint Hill Village Ln Suite 201, Mint Hill, NC 28227
1,712-square-foot office condo with four offices, a kitchenette, restroom, and waiting area in a General Business setting.
Property Size1,712 SF
Price / SF$283
Days on Market21
Property Features for 4520 Mint Hill Village Ln Suite 201
General Information
Standard status
Active
Size
1,712 SF
Class
B
Total Parking Spaces
60
Property subtype
Office
Zoning
General Business
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Amenities
kitchenette
waiting area
Building Details
Year Built
2007
Year Renovated
2015
Buildings
1
Stories
2
Units
4
Owner Occupied
Yes
Listing Agency:
Walt Perry Realty
(704) 283-8181
Listed By:
Jesse Perry · License #NC 151915
Source:
Crexi
Added: Aug 12
Changed: Aug 31
Last Checked: Aug 31 at 9:00AM
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 provides a practical owner-user layout with four offices, a kitchenette, restroom, and waiting area. The suite was built in 2007 and has been maintained by the current owner-user since first occupancy in 2015. Recent HVAC service and select office furniture that may convey add to the existing functionality. General Business zoning supports a range of professional office uses.
The property is beside Mint Hill Town Hall and near restaurants, retail, healthcare, and services. Access to I-485 is approximately 2 miles away, while Publix at Mint Hill Commons is 0.8 mile from the suite. Uptown Charlotte is 12.4 miles away, downtown Matthews is 6.4 miles away, Indian Trail and Union County are 8.5 miles away, and downtown Monroe is 18.1 miles away.
Neighboring Unit 202 is also available from the same ownership, providing an option to expand the office footprint through an additional purchase. Shared surface parking is available, and the COA covers water, landscaping, trash, common areas, and structural repairs.
The property is beside Mint Hill Town Hall and near restaurants, retail, healthcare, and services. Access to I-485 is approximately 2 miles away, while Publix at Mint Hill Commons is 0.8 mile from the suite. Uptown Charlotte is 12.4 miles away, downtown Matthews is 6.4 miles away, Indian Trail and Union County are 8.5 miles away, and downtown Monroe is 18.1 miles away.
Neighboring Unit 202 is also available from the same ownership, providing an option to expand the office footprint through an additional purchase. Shared surface parking is available, and the COA covers water, landscaping, trash, common areas, and structural repairs.
Key Highlights
- 1,712‑square‑foot office condo with four offices, kitchenette, restroom, and waiting area
- General Business zoning supports a range of professional office uses
- Built in 2007; maintained by the current owner‑user since first occupancy 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
Yes
Highway access
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 - 1,712-square-foot office condo with four offices, a kitchenette, restroom, and waiting area in a General Business setting.
Where is this office units located?
The property is located at 4520 Mint Hill Village Ln Suite 201 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‑foot office condo with four offices, kitchenette, restroom, and waiting area; General Business zoning supports a range of professional office uses; Built in 2007; maintained by the current owner‑user since first occupancy in 2015
