Office Suite with Break
For Sale
$649,500
852 Gold hill Road #101, Fort Mill, SC 29708
Versatile office suite configured with private offices, break/lunch area, storage, and two bathrooms near major interstate access.
Property Size1,853 SF
Price / SF$350.51
Days on Market129
Property Features for 852 Gold hill Road #101
General Information
Standard status
Active
Size
1,853 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Amenities
Central air
Central Air Cooling
End Unit
Building Details
Year Built
1999
Listing Agency:
COLDWELL BANKER REALTY
(704) 541-5111
Listed By:
NICK LANCETTI
Source:
Corcoran
Added: Apr 13
Changed: Aug 18
Last Checked: Aug 18 at 6:25AM
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 COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
This 1,853 SF commercial suite is currently set up for either office or retail use, with two private offices, a large break/lunch area, a storage room, and two bathrooms. The layout supports day-to-day workflow while providing separate rooms for meetings or client-facing work and dedicated space for staff use.
The property is located at 852 Gold Hill Road, Fort Mill, just seconds from I-77, which can support convenient arrival and quick access for clients and employees. The surrounding area includes established retail, residential communities, and ongoing development.
For tenants seeking a functional, move-in-ready configuration, the combination of private offices, a central break area, and two restrooms can accommodate a range of professional services and service-oriented operations, as well as certain retail concepts that need back-of-house storage. The existing room count and bathroom availability provide a practical foundation for businesses looking to operate efficiently from a single suite.
The property is located at 852 Gold Hill Road, Fort Mill, just seconds from I-77, which can support convenient arrival and quick access for clients and employees. The surrounding area includes established retail, residential communities, and ongoing development.
For tenants seeking a functional, move-in-ready configuration, the combination of private offices, a central break area, and two restrooms can accommodate a range of professional services and service-oriented operations, as well as certain retail concepts that need back-of-house storage. The existing room count and bathroom availability provide a practical foundation for businesses looking to operate efficiently from a single suite.
Key Highlights
- 1,853 SF commercial space built in 1999
- Configured with 2 private offices plus a large break/lunch area
- Includes a storage room and 2 bathrooms
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
$24,690
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
3.80%
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%
$493,800
$493.8K
Cap Rate 7%
$352,714
$352.7K
Cap Rate 9%
$274,333
$274.3K
Market Conditions
NOI Build-Up for 1,853 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
$35.1K $18.96/SF
− Vacancy
−$2.2K −$1.19/SF
EGI
$32.9K $17.77/SF
− OpEx
−$8.2K −$4.44/SF
NOI
$24.7K $13.32/SF
Area
York County, SC
Vacancy
6.30%
Lease Rate
$18.96 /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%
$493,800
Cap Rate 7%
$352,714
Cap Rate 9%
$274,333
Alternative Uses
Best Use
Office B
$352.7K
$308.6K – $411.5K
NOI $24,690 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$435.8K
$381.3K – $508.4K
NOI $30,503 @ 7.0% cap · market cap 4.70%
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
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 29708, SC
40,227
Population
16,296
Households
2.5
Avg Household Size
38
Median Age
60%
College-Educated
97%
High-School Grad
19.0 sq mi
ZIP Area
2,117
Density / Sq Mi
$129,304
Median Household Income
$65,927
Median Earnings
$1,588
Median Rent
$479,800
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 - Versatile office suite configured with private offices, break/lunch area, storage, and two bathrooms near major interstate access.
Where is this office units located?
The property is located at 852 Gold hill Road #101 Fort Mill, SC.
What is the asking price?
The asking price for this property is $649,500.
What are key features of this property?
This property features: 1,853 SF commercial space built in 1999; Configured with 2 private offices plus a large break/lunch area; Includes a storage room and 2 bathrooms
