Mount Pleasant Office Building For
For Sale
Contact for pricing
550 Long Point Rd, Mount Pleasant, SC 29464
Class A office building near I-526 with development potential.
Property Size20,560 SF
Price / SF$291.83
Days on Market673
Property Features for 550 Long Point Rd
General Information
Standard status
Active
Size
20,560 SF
Class
A
Property subtype
Office
Zoning
PD - Planned Development
Lease Type
Modified Gross
Investment Type
Owner/User
Building Details
Year Built
1996
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
WRS Inc Real Estate Investments
Listed By:
Grace Moring · License #140918
Source:
Crexi
Added: Oct 29, 2024
Changed: Aug 24
Last Checked: Aug 30 at 5:40PM
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 WRS Inc Real Estate Investments
Investment Insights
Based on property information with market context.
This office building is available for lease or sale and is located just off I-526, near the Wando Port Terminal. The Class A multi-tenant building features a mix of private offices and open floor plan spaces. The first-floor suites are fully leased through 2030. Suite 205 offers 5,540 square feet of space, available now, with an additional 4,470 square feet becoming available in February 2026. This space is suitable for a full-floor tenant or can be leased separately. A gravel lot on-site provides potential for future development. The property includes ample on-site parking with over 100 spaces. The building is located in Mount Pleasant, just off I-526, in close proximity to Highway 17 North, and approximately 5 miles from I-26. Daniel Island and the Cainhoy area are within a 10 to 15-minute drive. Nearby businesses and amenities include Chick-Fil-A, Planet Fitness, Crunch Fitness, and Belle Hall Shopping Center, including Wendy’s, Starbucks, Moe’s Southwest Grill, and Harris Teeter. The property size is 20,560 square feet.
Key Highlights
- Prime Location: Just off I‑526 and close to the Wando Port Terminal.
- Class A Office Space: Mix of private offices and open floor plan spaces.
- Ample Parking: Over 100 spaces available on‑site.
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
$430,218
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
7.17%
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%
$8,604,360
$8.6M
Cap Rate 7%
$6,145,971
$6.1M
Cap Rate 9%
$4,780,200
$4.8M
Market Conditions
NOI Build-Up for 20,560 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
$616.8K $30.00/SF
− Vacancy
−$43.2K −$2.10/SF
EGI
$573.6K $27.90/SF
− OpEx
−$143.4K −$6.98/SF
NOI
$430.2K $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%
$8,604,360
Cap Rate 7%
$6,145,971
Cap Rate 9%
$4,780,200
Alternative Uses
Best Use
Office B
$6.15M
$5.38M – $7.17M
NOI $430,218 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.46M
$6.53M – $8.71M
NOI $522,431 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,056
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
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Frequently Asked Questions
What type of property is this?
Office building - Class A office building near I-526 with development potential.
Where is this office building located?
The property is located at 550 Long Point Rd Mount Pleasant, SC.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: Prime Location: Just off I‑526 and close to the Wando Port Terminal.; Class A Office Space: Mix of private offices and open floor plan spaces.; Ample Parking: Over 100 spaces available on‑site.
