Office Space with Private
For Sale
$649,500
852 Gold hill Road, Fort Mill, SC 29708
SINGLE_FAMILY - Fort Mill, SC
Property Size1,853 SF
Price / SF$350.51
Days on Market123
Property Features for 852 Gold hill Road
General Information
Property type
Residential
Property subtype
Office
Zoning
O-I
Zoning description
OI
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Lot features
End Unit
Standard status
Active
APN
6510301004
Taxes and HOA fees
Tax Description
UNIT 101 BLGD 2 TYPE B COMMERCE PARK/852 GOLD HILL RD
Legal Description
UNIT 101 BLGD 2 TYPE B COMMERCE PARK/852 GOLD HILL RD
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
2 private offices
large break/lunch area
storage room
2 bathrooms
Building Details
Year built
1999
Floors in Building
2
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(704) 541-5111
Listed By:
Nick Lancetti
(980) 999-0399
Added: Apr 7
Changed: Aug 4
Last Checked: Aug 7 at 11:06AM
MLS# 4366846
Copyright © 2026 Canopy 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.
This office space at 852 Gold Hill Road is 1,853 SF and offers a clean, functional layout for office or retail users. The interior is configured with 2 private offices, a large break/lunch area, a storage room, and 2 bathrooms, supporting day-to-day workflow and flexibility.
The space is heated with central heating and cooled with central air. Sewer service is provided by public sewer, and the building was built in 1999. Zoning is O-I.
Location-wise, the property is positioned just seconds from I-77, which can support visibility and easy access for a range of professional services or boutique retail needs in an area surrounded by established retail, residential communities, and ongoing development.
The space is heated with central heating and cooled with central air. Sewer service is provided by public sewer, and the building was built in 1999. Zoning is O-I.
Location-wise, the property is positioned just seconds from I-77, which can support visibility and easy access for a range of professional services or boutique retail needs in an area surrounded by established retail, residential communities, and ongoing development.
Key Highlights
- 1,853 SF office or retail space with a functional, clean layout
- Configured with 2 private offices plus a large break/lunch area
- 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
$25,058
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
3.86%
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%
$501,160
$501.2K
Cap Rate 7%
$357,971
$358.0K
Cap Rate 9%
$278,422
$278.4K
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
$37.1K $20.04/SF
− Vacancy
−$1.3K −$0.72/SF
EGI
$35.8K $19.32/SF
− OpEx
−$10.7K −$5.80/SF
NOI
$25.1K $13.52/SF
Area
York County, SC
Vacancy
3.60%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
30.00%
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%
$501,160
Cap Rate 7%
$357,971
Cap Rate 9%
$278,422
Alternative Uses
Best Use
Retail
$358.0K
$313.2K – $417.6K
NOI $25,058 @ 7.0% cap · market cap 3.86%
Second Best
Office B
$352.7K
$308.6K – $411.5K
NOI $24,690 @ 7.0% cap · market cap 3.80%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Office space zoned O-I with central heating and central air, configured with private offices and two bathrooms.
Where is this office units located?
The property is located at 852 Gold hill Road 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 office or retail space with a functional, clean layout; Configured with 2 private offices plus a large break/lunch area; Storage room and 2 bathrooms
