Three-Tenant Flex
For Sale
Contact for pricing
4536 Dorchester Road, North Charleston, SC 29405
Two-building commercial asset with a fenced laydown area and B-2 general business zoning.
Property Size5,950 SF
Price / SF$252.10
Days on Market21
Property Features for 4536 Dorchester Road
General Information
Standard status
Active
Size
5,950 SF
Class
B
Property subtype
Retail, Industrial
Zoning
B-2
Occupancy
100%
Lease Type
NNN
Investment Type
Value Add
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Building Details
Buildings
2
Units
3
Tenancy
Multi
Listing Agency:
Oswald Cooke & Associates
(843) 388-5650
Listed By:
Edward Oswald · License #SC 81680
Source:
Crexi
Added: Aug 12
Changed: Aug 31
Last Checked: Aug 31 at 9:49AM
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 Oswald Cooke & Associates
Investment Insights
Based on property information with market context.
This flex property comprises two commercial buildings totaling 5,950 square feet. Building 1 contains 3,150 SF, while Building 2 provides 2,800 SF. The property also includes a small fenced laydown yard and is identified as a three-tenant industrial asset.
Located at 4536 Dorchester Road in North Charleston, South Carolina, the property carries B-2 general business zoning within the City of North Charleston. It is part of a four-property portfolio and may be acquired with the other properties or as an individual asset.
Located at 4536 Dorchester Road in North Charleston, South Carolina, the property carries B-2 general business zoning within the City of North Charleston. It is part of a four-property portfolio and may be acquired with the other properties or as an individual asset.
Key Highlights
- 5,950 square feet of total flex space
- Two‑building configuration: 3,150 SF and 2,800 SF
- Three‑tenant industrial property
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
$61,261
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
4.08%
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%
$1,225,220
$1.2M
Cap Rate 7%
$875,157
$875.2K
Cap Rate 9%
$680,678
$680.7K
Market Conditions
NOI Build-Up for 5,950 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
$107.1K $18.00/SF
− Vacancy
−$12.9K −$2.16/SF
EGI
$94.2K $15.84/SF
− OpEx
−$33.0K −$5.54/SF
NOI
$61.3K $10.30/SF
Area
North Charleston, SC
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,225,220
Cap Rate 7%
$875,157
Cap Rate 9%
$680,678
Alternative Uses
Best Use
Flex RnD
$875.2K
$765.8K – $1.02M
NOI $61,261 @ 7.0% cap · market cap 4.08%
Second Best
Industrial
$402.6K
$352.3K – $469.7K
NOI $28,181 @ 7.0% cap · market cap 1.88%
Theoretical Best
Office A
$1.62M
$1.41M – $1.88M
NOI $113,098 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
735
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 29405, SC
25,620
Population
13,058
Households
2
Avg Household Size
37
Median Age
27%
College-Educated
84%
High-School Grad
14.7 sq mi
ZIP Area
1,743
Density / Sq Mi
$54,566
Median Household Income
$35,887
Median Earnings
$1,196
Median Rent
$266,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Lowcountry Eats — 1608 Camp Rd, Charleston, SC 29412
- Roscoes Diner — 2705 Bonds Ave, North Charleston, SC 29405
- Chug-a-Lug Wagon — 2652 bonds ave unit 206, north charleston, sc 29405
- Farrah’s Backyard Catering — 3555 Dorchester Rd, North Charleston, SC 29405
- Cast Iron Food Truck and Catering — 3555 Dorchester Rd, North Charleston, SC 29405
Frequently Asked Questions
What type of property is this?
Flex space - Two-building commercial asset with a fenced laydown area and B-2 general business zoning.
Where is this flex space located?
The property is located at 4536 Dorchester Road North Charleston, SC.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 5,950 square feet of total flex space; Two‑building configuration: 3,150 SF and 2,800 SF; Three‑tenant industrial property
