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    1717 Roscoe Howey Road Waxhaw, NC 28173

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    Claim this Listing
    New
    For Sale
    $1,700,000

    MULTI_FAMILY - Waxhaw, NC

    Lot size:
    3.94 Acres
    Added:
    Apr 11, 2026
    Days on Market:
    1
    Last Refresh:
    Apr 11 at 6:06 pm

    Property Features for 1717 Roscoe Howey Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    AF8
    Bedrooms
    20
    Bathrooms
    14
    Rooms
    Bathroom 1, Bedroom 20, Bedroom 14, Bathroom 9, Bathroom 12, Bathroom 7, Bedroom 16, Bedroom 3, Bathroom 13, Bathroom 6, Bedroom 10, Bathroom 14, Bathroom 3, Bathroom 10, Bedroom 8, Bedroom 12, Bathroom 8, Bedroom 13, Bedroom 6, Bedroom 2, Bedroom 19, Bathroom 2, Bathroom 4, Bedroom 18, Bedroom 15, Bedroom 11, Bedroom 1, Bedroom 9, Bathroom 11, Bedroom 17, Bedroom 7, Bedroom 5, Bedroom 4, Bathroom 5
    Parking features
    Driveway
    Pets allowed
    Yes
    Appliances
    Electric Range, Electric Water Heater, Refrigerator
    Standard status
    Active
    APN
    06-015-039
    Lot size
    3.94 Acres

    Taxes and HOA fees

    Tax Description
    #3 HOWEY PORTER DR & #5 HOWEY PORTER DR

    Utilities

    Heating system
    Central, Heat Pump (Heating), Electric (Heating)
    Cooling system
    Central Air, Ceiling Fan(s), Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1984
    Number of units
    9
    Building materials
    Aluminum, Vinyl

    We can help!

    Listing Contact
    Sue Valentine Plyler

    Listing agent Sue Valentine Plyler

    Listing office 1st Choice Properties Inc 7427 Matthews Mint Hill Road Suite 105-126, Charlotte NC, NC

    Listing date Apr 11, 2026

    MLS# 4367822 Listing URL

    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.

    Overview

    Waxhaw Multifamily Investment Opportunity

    This nine-unit mobile home park is situated on just under 4 acres with mature trees. The property has approximately 428 feet of frontage on Roscoe Howey Road and is bordered to the west by Porter Drive. Located in Union County, it is convenient to shopping, restaurants, and employment opportunities, with Waxhaw less than 6 miles away, downtown Monroe 6.7 miles away, and Wesley Chapel Village Commons 5 miles away. The park consists of two parcels. All nine mobile homes are park owned. Renters provide their own furnishings, including washers and dryers. Refrigerators are park owned. The property also includes four storage buildings and an insulated pump house for extra storage. A shared 150' deep well serves the whole park; the pump was replaced in 2024. Each unit has its own septic tank. Tenants are responsible for mowing their own yards. The community has two street lights. The current owners have maintained the property, including plantings, repainting the units every five years, and applying Cool Seal to the roofs every three years. The owners have a list of reliable vendors that they will share. This park operates at nearly 100% rented, with long-term renters and quick turnover. The property is intended for use as a multifamily residential income property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Accounting Firm Clothing & Fashion Store Pet Grooming Service Tanning Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Waxhaw
    County
    Union
    State
    North Carolina
    Longitude
    -80.657607
    Latitude
    34.9596351

    Nearby Similar for Sale

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    • $6,627,000
      41,356 SF

      Waxhaw Retail Ground Lease Opportunity

      Retail property in Waxhaw, NC with corporate ground lease.
      2520 Cuthbertson Rd, Waxhaw, NC 28173
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    FAQs

    What type of property is this?
    Mobile home & RV park - Nine-unit mobile home park on nearly 4 acres in Waxhaw.
    Where is this mobile home & rv park located?
    The property is located at 1717 Roscoe Howey Road Waxhaw, NC.
    What is the asking price?
    The asking price for this property is $1,700,000.
    What are key features of this property?
    This property features: Nine‑unit mobile home park on just under 4 acres with mature trees.; High occupancy rate (nearly 100%) with long‑term renters and quick turnover.; Located in sought‑after Union County school districts, convenient to Waxhaw, Monroe, and Wesley Chapel Village Commons.
    (704) 957-6499
    We can help!
    Listing Contact
    Sue Valentine Plyler
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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