Ranch-Style Duplex with
For Sale
$524,900
11701 Shandon Cir, Charlotte, NC 28226
Two residential units offer partially fenced rear yards, decks, and low-maintenance vinyl exteriors.
Property Size2,227 SF
Price / SF$235.70
Days on Market62
Property Features for 11701 Shandon Cir
General Information
Standard status
Active
Size
2,227 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Amenities
partially fenced rear yard
deck
Building Details
Buildings
1
Construction
ranch-style
Listing Agency:
Geoff Campbell Realty Inc
(704) 400-1644
Listed By:
Geoff Campbell · License #57062
(704) 400-1644
Source:
Exprealty
Added: Jun 12
Changed: Aug 12
Last Checked: Aug 12 at 2:39AM
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 Geoff Campbell Realty Inc
Investment Insights
Based on property information with market context.
This 2,227-square-foot ranch-style duplex contains two residential units with functional floor plans, partially fenced rear yards, and decks. The property has a vinyl exterior, and the architectural roof was replaced in 2021. Water-sewer service and lawn maintenance are currently paid by the owner for the tenants.
The duplex is located in Charlotte near Carmel Road, Ballantyne, shopping, dining, and everyday services. The wooded setting provides separation from surrounding activity while keeping the property near employment centers and area amenities. The source information identifies the primary address as 11701 Shandon Cir and the second portion of the duplex as 7113 Porterfield Road. The second unit does not have an individual tax card; the total property is recorded on the tax card for 11071 Shandon Circle.
The duplex is located in Charlotte near Carmel Road, Ballantyne, shopping, dining, and everyday services. The wooded setting provides separation from surrounding activity while keeping the property near employment centers and area amenities. The source information identifies the primary address as 11701 Shandon Cir and the second portion of the duplex as 7113 Porterfield Road. The second unit does not have an individual tax card; the total property is recorded on the tax card for 11071 Shandon Circle.
Key Highlights
- 2,227‑square‑foot ranch‑style duplex with two residential units
- Architectural roof replaced in 2021
- Partially fenced rear yard and deck for both units
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
$29,261
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
5.57%
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%
$585,220
$585.2K
Cap Rate 7%
$418,014
$418.0K
Cap Rate 9%
$325,122
$325.1K
Market Conditions
NOI Build-Up for 2,227 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
$44.1K $19.80/SF
− Vacancy
−$2.3K −$1.03/SF
EGI
$41.8K $18.77/SF
− OpEx
−$12.5K −$5.63/SF
NOI
$29.3K $13.14/SF
Area
Charlotte, NC
Vacancy
5.20%
Lease Rate
$19.80 /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%
$585,220
Cap Rate 7%
$418,014
Cap Rate 9%
$325,122
Alternative Uses
Best Use
Multifamily LT 5
$418.0K
$365.8K – $487.7K
NOI $29,261 @ 7.0% cap · market cap 5.57%
Second Best
Apartment 5plus
$384.9K
$336.8K – $449.1K
NOI $26,946 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$741.6K
$648.9K – $865.2K
NOI $51,912 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,082
Businesses Nearby
Explore this area
Business Placement
Demographics for 28226, NC
40,513
Population
16,816
Households
2.4
Avg Household Size
41
Median Age
62%
College-Educated
96%
High-School Grad
14.7 sq mi
ZIP Area
2,756
Density / Sq Mi
$113,203
Median Household Income
$61,177
Median Earnings
$1,477
Median Rent
$560,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer partially fenced rear yards, decks, and low-maintenance vinyl exteriors.
Where is this duplex located?
The property is located at 11701 Shandon Cir Charlotte, NC.
What is the asking price?
The asking price for this property is $524,900.
What are key features of this property?
This property features: 2,227‑square‑foot ranch‑style duplex with two residential units; Architectural roof replaced in 2021; Partially fenced rear yard and deck for both units
