Office Condo
For Sale
Contact for pricing
4520 Mint Hill Village Ln Suite 202, Mint Hill, NC 28227
Office condominium suited to an owner-user business beside Mint Hill Town Hall.
Property Size938 SF
Price / SF$282
Days on Market8
Property Features for 4520 Mint Hill Village Ln Suite 202
General Information
Standard status
Active
Size
938 SF
Class
B
Total Parking Spaces
60
Property subtype
Office
Zoning
General Business
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
2007
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Walt Perry Realty
(704) 283-8181
Listed By:
Jesse Perry · License #NC 151915
Source:
Crexi
Added: Aug 12
Changed: Aug 18
Last Checked: Aug 18 at 10:46AM
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.
Suite 202 is a 938-square-foot office condominium at 4520 Mint Hill Village Ln in Mint Hill, North Carolina. Built in 2007, the property carries General Business zoning and is presented as move-in ready for an owner-user office operation.
The suite is directly beside Mint Hill Town Hall and near a housing development, retail, restaurants, healthcare, and other services. I-485 is approximately 2 miles away, while the property is 12.4 miles from Uptown Charlotte and 6.4 miles from downtown Matthews. Downtown Indian Trail and Union County are 8.5 miles away, downtown Monroe is 18.1 miles away, and Publix at Mint Hill Commons is 0.8 mile from the property. Neighboring Unit 201 is also available from the same ownership.
The suite is directly beside Mint Hill Town Hall and near a housing development, retail, restaurants, healthcare, and other services. I-485 is approximately 2 miles away, while the property is 12.4 miles from Uptown Charlotte and 6.4 miles from downtown Matthews. Downtown Indian Trail and Union County are 8.5 miles away, downtown Monroe is 18.1 miles away, and Publix at Mint Hill Commons is 0.8 mile from the property. Neighboring Unit 201 is also available from the same ownership.
Key Highlights
- 938 SF office condominium in Suite 202
- General Business zoning
- Built in 2007
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
$16,451
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%
$329,020
$329.0K
Cap Rate 7%
$235,014
$235.0K
Cap Rate 9%
$182,789
$182.8K
Market Conditions
NOI Build-Up for 938 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
$24.4K $26.04/SF
− Vacancy
−$2.5K −$2.66/SF
EGI
$21.9K $23.38/SF
− OpEx
−$5.5K −$5.85/SF
NOI
$16.5K $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%
$329,020
Cap Rate 7%
$235,014
Cap Rate 9%
$182,789
Alternative Uses
Best Use
Office B
$235.0K
$205.6K – $274.2K
NOI $16,451 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$334.2K
$292.4K – $389.9K
NOI $23,394 @ 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office condominium suited to an owner-user business beside Mint Hill Town Hall.
Where is this office units located?
The property is located at 4520 Mint Hill Village Ln Suite 202 Mint Hill, NC.
What is the asking price?
The asking price for this property is $265,450.
What are key features of this property?
This property features: 938 SF office condominium in Suite 202; General Business zoning; Built in 2007
