Renovated Multifamily
For Sale
$1,500,000
1920 Pegram St, Charlotte, NC 28205
Fully occupied residences offer flexible month-to-month tenancy and updated unit interiors with complete appliance packages.
Property Size4,133 SF
Price / SF$362.93
Days on Market8
Property Features for 1920 Pegram St
General Information
Standard status
Active
Size
4,133 SF
Property subtype
Residential Income
Occupancy
100%
Amenities
pet friendly
fenced-in dog/play park
green spaces
Building Details
Year Renovated
2020
Listing Agency:
A.G. Williams Real Estate Appraisal
(704) 904-2906
Listed By:
Mark Williams · License #A3994
(704) 904-2906
Source:
Exprealty
Added: Aug 25
Changed: Aug 31
Last Checked: Aug 31 at 8:05PM
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 A.G. Williams Real Estate Appraisal
Investment Insights
Based on property information with market context.
Located at 1920 Pegram St in Charlotte, this multifamily property contains 4,133 square feet and was comprehensively renovated in 2020. The residences feature updated interiors and full appliance packages, while current occupancy is supported by tenants on month-to-month agreements rather than long-term leases.
Community amenities include landscaped green areas with mature tree shade and a fenced dog and play park. The property is walkable to Villa Heights Elementary and positioned near Plaza Midwood and NoDa. Pet-friendly features and outdoor space add practical appeal for residents seeking neighborhood access and on-site recreation.
Community amenities include landscaped green areas with mature tree shade and a fenced dog and play park. The property is walkable to Villa Heights Elementary and positioned near Plaza Midwood and NoDa. Pet-friendly features and outdoor space add practical appeal for residents seeking neighborhood access and on-site recreation.
Key Highlights
- 4,133‑square‑foot multifamily property at 1920 Pegram St, Charlotte, NC
- Complete renovation completed in 2020
- Fully occupied with tenants on month‑to‑month terms
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
$50,008
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
3.33%
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%
$1,000,160
$1.0M
Cap Rate 7%
$714,400
$714.4K
Cap Rate 9%
$555,644
$555.6K
Market Conditions
NOI Build-Up for 4,133 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
$96.2K $23.28/SF
− Vacancy
−$5.3K −$1.28/SF
EGI
$90.9K $22.00/SF
− OpEx
−$40.9K −$9.90/SF
NOI
$50.0K $12.10/SF
Area
Charlotte, NC
Vacancy
5.50%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,000,160
Cap Rate 7%
$714,400
Cap Rate 9%
$555,644
Alternative Uses
Best Use
Apartment 5plus
$714.4K
$625.1K – $833.5K
NOI $50,008 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.20M – $1.61M
NOI $96,341 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
663
Businesses Nearby
Explore this area
Business Placement
Demographics for 28205, NC
49,600
Population
24,605
Households
2
Avg Household Size
34
Median Age
46%
College-Educated
86%
High-School Grad
11.8 sq mi
ZIP Area
4,203
Density / Sq Mi
$72,479
Median Household Income
$49,340
Median Earnings
$1,376
Median Rent
$410,800
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?
Multifamily property - Fully occupied residences offer flexible month-to-month tenancy and updated unit interiors with complete appliance packages.
Where is this multifamily property located?
The property is located at 1920 Pegram St Charlotte, NC.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 4,133‑square‑foot multifamily property at 1920 Pegram St, Charlotte, NC; Complete renovation completed in 2020; Fully occupied with tenants on month‑to‑month terms
