Elevator-Access Office
New
For Sale
Contact for pricing
505 Belle Hall Pkwy, Mount Pleasant, SC 29464
Second-floor office condominium with private offices, collaborative workspace, and abundant natural light.
Property Size2,000 SF
Price / SF$375
Days on Market7
Property Features for 505 Belle Hall Pkwy
General Information
Standard status
Active
Size
2,000 SF
Elevators
Yes
Property subtype
OFFICE
Additional Details
Floor
2
Office Units
1
Building Details
Buildings
1
Stories
2
Construction
brick
Listing Agency:
Harbor Commercial Partners
(843) 270-9205
Listed By:
Jeremy Willits
Source:
Moodyscre
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 10 at 10:42AM
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 Harbor Commercial Partners
Investment Insights
Based on property information with market context.
This 2,000-square-foot office condominium occupies the second floor of a two-story brick building within a maintained office park. Elevator access leads to a layout with an open work area designed for up to six teammates and four private perimeter offices with generous natural light. The suite also includes quality finishes and a configuration that combines individual offices with shared workspace.
The property is located at 505 Belle Hall Pkwy in Mount Pleasant, South Carolina, near shopping centers, grocery stores, Starbucks, Chick-fil-A, and additional retail and dining options. Occupancy carries responsibility for CAM, taxes, insurance, electricity, and janitorial services.
The property is located at 505 Belle Hall Pkwy in Mount Pleasant, South Carolina, near shopping centers, grocery stores, Starbucks, Chick-fil-A, and additional retail and dining options. Occupancy carries responsibility for CAM, taxes, insurance, electricity, and janitorial services.
Key Highlights
- 2,000‑square‑foot second‑floor office condominium
- Four private perimeter offices with generous natural light
- Open work area accommodating up to six teammates
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
$41,850
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
5.58%
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%
$837,000
$837.0K
Cap Rate 7%
$597,857
$597.9K
Cap Rate 9%
$465,000
$465.0K
Market Conditions
NOI Build-Up for 2,000 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
$60.0K $30.00/SF
− Vacancy
−$4.2K −$2.10/SF
EGI
$55.8K $27.90/SF
− OpEx
−$14.0K −$6.98/SF
NOI
$41.9K $20.92/SF
Area
Charleston County, SC
Vacancy
7.00%
Lease Rate
$30.00 /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%
$837,000
Cap Rate 7%
$597,857
Cap Rate 9%
$465,000
Alternative Uses
Best Use
Office B
$597.9K
$523.1K – $697.5K
NOI $41,850 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$726.0K
$635.3K – $847.0K
NOI $50,820 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 29464, SC
51,287
Population
26,829
Households
1.9
Avg Household Size
41
Median Age
67%
College-Educated
96%
High-School Grad
30.1 sq mi
ZIP Area
1,704
Density / Sq Mi
$107,215
Median Household Income
$60,066
Median Earnings
$1,973
Median Rent
$672,400
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 - Second-floor office condominium with private offices, collaborative workspace, and abundant natural light.
Where is this office units located?
The property is located at 505 Belle Hall Pkwy Mount Pleasant, SC.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,000‑square‑foot second‑floor office condominium; Four private perimeter offices with generous natural light; Open work area accommodating up to six teammates
