Executive Law Office
For Sale
Under Contract
$625,000
6 Professional Village Circle, Beaufort, SC 29907
COMMERCIAL - Beaufort, SC
Property Size3,425 SF
Price / SF$182.48
Days on Market61
Property Features for 6 Professional Village Circle
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking features
Parking Lot
Accessibility
Accessible Approach with Ramp
Subdivision
Ladys Island Professional Village
Directions
Head south on US-21 Business from Woods Bridge, Turn left onto Professional Village Cir, Turn right to stay on Professional Village Cir. Property on the Right.
Standard status
Active Under Contract
APN
R200-015-000-116a-0006
Taxes and HOA fees
Tax Description
UNIT 6 LADYS ISLAND PROFESSIONAL VILLAGE HPR PB67 P113
Tax Annual Amount
5098
HOA Fee
$850 Monthly
Legal Description
UNIT 6 LADYS ISLAND PROFESSIONAL VILLAGE HPR PB67 P113
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Zoned, Central Air
Water source
Public
Amenities
hardwood flooring
multiple conference rooms
three restrooms
executive office with private shower
Building Details
Year built
1998
Floors in Building
1
Number of units
2
Flooring type
Wood
Roof type
Asphalt
Listing Agency:
Principal Advisors
(800) 530-0549
Listed By:
Gerald La Hay · License #141553
(843) 271-7511
Added: Jul 2
Changed: Aug 4
Last Checked: Aug 31 at 4:06PM
MLS# 197237
Copyright © 2026 Lowcountry Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Turnkey executive law office suite located in the established Professional Village Circle office park on Lady’s Island. The suite offers approximately 3,425 SF (per 2023 appraisal) and is well-appointed with hardwood flooring, multiple conference rooms, three restrooms, and an executive office with a private shower. Spray foam insulated interior walls provide enhanced sound privacy between offices. Former medical plumbing remains in place behind the walls, offering flexibility for medical or dental users.
The property includes central air and electric heating, with zoned cooling and a roof of asphalt. Exterior maintenance is handled through the HOA, supporting low-maintenance ownership. Parking is available via a parking lot, and there is an accessible approach with a ramp. Built in 1998, the suite also presents potential for second-floor expansion to add additional square footage, subject to required approvals.
With public water and public sewer service, this suite is positioned for professional office presence and can support either owner-user or investment use within the Professional Village Circle office park.
The property includes central air and electric heating, with zoned cooling and a roof of asphalt. Exterior maintenance is handled through the HOA, supporting low-maintenance ownership. Parking is available via a parking lot, and there is an accessible approach with a ramp. Built in 1998, the suite also presents potential for second-floor expansion to add additional square footage, subject to required approvals.
With public water and public sewer service, this suite is positioned for professional office presence and can support either owner-user or investment use within the Professional Village Circle office park.
Key Highlights
- Approximately 3,425 SF turnkey executive law office suite (per 2023 appraisal)
- Hardwood flooring with multiple conference rooms and an executive office
- Three restrooms, including an executive office with private shower
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
$47,162
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
7.55%
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%
$943,240
$943.2K
Cap Rate 7%
$673,743
$673.7K
Cap Rate 9%
$524,022
$524.0K
Market Conditions
NOI Build-Up for 3,425 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
$74.0K $21.60/SF
− Vacancy
−$11.1K −$3.24/SF
EGI
$62.9K $18.36/SF
− OpEx
−$15.7K −$4.59/SF
NOI
$47.2K $13.77/SF
Area
Beaufort County, SC
Vacancy
15.00%
Lease Rate
$21.60 /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%
$943,240
Cap Rate 7%
$673,743
Cap Rate 9%
$524,022
Alternative Uses
Best Use
Office B
$673.7K
$589.5K – $786.0K
NOI $47,162 @ 7.0% cap · market cap 7.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$904.2K – $1.21M
NOI $72,336 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
602
Businesses Nearby
Explore this area
Business Placement
Demographics for 29907, SC
14,052
Population
6,217
Households
2.3
Avg Household Size
44
Median Age
48%
College-Educated
95%
High-School Grad
42.3 sq mi
ZIP Area
332
Density / Sq Mi
$90,777
Median Household Income
$50,397
Median Earnings
$1,706
Median Rent
$399,600
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 - Turnkey executive office suite with hardwood flooring, multiple conference rooms, and three restrooms including a private shower.
Where is this office units located?
The property is located at 6 Professional Village Circle Beaufort, SC.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Approximately 3,425 SF turnkey executive law office suite (per 2023 appraisal); Hardwood flooring with multiple conference rooms and an executive office; Three restrooms, including an executive office with private shower
