Updated Two-Unit
For Sale
$305,000
133 Hugh Caldwell Road, Charlotte, NC 28214
Two one-bedroom units feature refreshed interiors and building systems completed in 2023.
Property Size1,945 SF
Price / SF$245.18
Days on Market47
Property Features for 133 Hugh Caldwell Road
General Information
Standard status
Active
Size
1,945 SF
Property subtype
Duplex
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
Septic Installed
Additional parcels description:, Parcel Number: 031-033-16, Assessed Value: $260,500
Central Air
Forced Air
Gas Dryer Hookup
Listing ID: CAR4416684, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, 1 day on market, Special Conditions: None
Driveway
Elementary School: Unspecified, Middle School: Unspecified, High School: Unspecified
2 total bedrooms
Built in 1945, Living area: 1244, Construction Materials: Vinyl
County/Parish: Mecklenburg
2 full bathrooms
Water Source: City
Crawl Space
Allowed: Yes
All Utilities
Road Responsibility: Publicly Maintained Road, Road Surface: Gravel, Paved
Dishwasher, Electric Cooktop, Electric Oven
Building Details
Building Size
1,945 SF
Year Built
1945
Buildings
1
Listing Agency:
Realty One Group Revolution
(704) 659-4409
Listed By:
Krstina Sebez
(310) 990-0588
Source:
Blackstreaminternational
Added: Aug 20
Changed: Oct 4
Last Checked: Oct 4 at 10:52AM
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 Realty One Group Revolution
Investment Insights
Based on property information with market context.
This 1,244-square-foot duplex contains two separate one-bedroom, one-bath units. Improvements completed in 2023 include kitchen cabinetry, countertops, appliances, flooring, HVAC systems, and the roof. Both residences are described as move-in ready, supporting continued residential use or rental income potential.
The property is located in Charlotte, NC, at 133 Hugh Caldwell Rd. Tenant-occupied showings require a minimum of 24 hours’ notice, and tenants should not be disturbed. The two-unit configuration provides a straightforward multifamily layout for an investor or an owner-occupant seeking an additional income-producing unit.
The property is located in Charlotte, NC, at 133 Hugh Caldwell Rd. Tenant-occupied showings require a minimum of 24 hours’ notice, and tenants should not be disturbed. The two-unit configuration provides a straightforward multifamily layout for an investor or an owner-occupant seeking an additional income-producing unit.
Key Highlights
- Two 1‑bedroom, 1‑bath units within a 1,244‑square‑foot duplex
- 2023 updates include kitchen cabinets, countertops, appliances, flooring, HVAC systems, and roof
- Both units are described as move‑in ready
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
$16,345
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
5.36%
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%
$326,900
$326.9K
Cap Rate 7%
$233,500
$233.5K
Cap Rate 9%
$181,611
$181.6K
Market Conditions
NOI Build-Up for 1,244 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
$24.6K $19.80/SF
− Vacancy
−$1.3K −$1.03/SF
EGI
$23.4K $18.77/SF
− OpEx
−$7.0K −$5.63/SF
NOI
$16.3K $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%
$326,900
Cap Rate 7%
$233,500
Cap Rate 9%
$181,611
Alternative Uses
Best Use
Multifamily LT 5
$233.5K
$204.3K – $272.4K
NOI $16,345 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$215.0K
$188.2K – $250.9K
NOI $15,052 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$414.3K
$362.5K – $483.3K
NOI $28,998 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 28214, NC
42,925
Population
15,896
Households
2.7
Avg Household Size
36
Median Age
36%
College-Educated
90%
High-School Grad
33.9 sq mi
ZIP Area
1,266
Density / Sq Mi
$83,618
Median Household Income
$43,104
Median Earnings
$1,570
Median Rent
$258,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom units feature refreshed interiors and building systems completed in 2023.
Where is this duplex located?
The property is located at 133 Hugh Caldwell Road Charlotte, NC.
What is the asking price?
The asking price for this property is $305,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bath units within a 1,244‑square‑foot duplex; 2023 updates include kitchen cabinets, countertops, appliances, flooring, HVAC systems, and roof; Both units are described as move‑in ready
