Value-Add Retail Center in
For Sale
Contact for pricing
Pending
2025 N Davidson St, Charlotte, NC 28205
8,000 SF retail center in Charlotte's NoDa neighborhood.
Property Size8,000 SF
Days on Market151
Property Features for 2025 N Davidson St
General Information
Standard status
Pending
Size
8,000 SF
Property subtype
Retail
Occupancy
25%
Investment Type
Value Add
Building Details
Year Built
1959
Buildings
1
Stories
1
Units
4
Listing Agency:
CBRE Charlotte
Listed By:
Will Register · License #NC 333667
Source:
Crexi
Added: Mar 23
Changed: Aug 8
Last Checked: Jul 24 at 12:39PM
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 CBRE Charlotte
Investment Insights
Based on property information with market context.
This 8,000 SF unanchored retail center is located at 2025 N Davidson St in Charlotte’s NoDa neighborhood. The property represents a value-add opportunity. The surrounding area has experienced rapid population growth, with an annual increase of over 7% since 2020 within a 1-mile radius. An additional 27% population growth is projected by 2030. The N Davidson corridor has seen significant multifamily development, with 389 additional units coming online adjacent to the center this summer. Each space includes one or two restrooms, and there are four roll-up doors in total.
Key Highlights
- Located in Charlotte's rapidly growing NoDa neighborhood
- Significant population growth in the immediate area (7% annually since 2020)
- Projected 27% population growth by 2030 within a 1‑mile radius
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
$133,944
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
6.16%
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%
$2,678,880
$2.7M
Cap Rate 7%
$1,913,486
$1.9M
Cap Rate 9%
$1,488,267
$1.5M
Market Conditions
NOI Build-Up for 8,000 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
$196.8K $24.60/SF
− Vacancy
−$5.5K −$0.68/SF
EGI
$191.3K $23.92/SF
− OpEx
−$57.4K −$7.18/SF
NOI
$133.9K $16.74/SF
Area
Charlotte, NC
Vacancy
2.77%
Lease Rate
$24.60 /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%
$2,678,880
Cap Rate 7%
$1,913,486
Cap Rate 9%
$1,488,267
Alternative Uses
Best Use
Retail
$1.91M
$1.67M – $2.23M
NOI $133,944 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,481 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
7k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Starbucks
Dining
7,412 visits/mo
0.4 miles
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 Retail in Charlotte, NC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - 8,000 SF retail center in Charlotte's NoDa neighborhood.
Where is this shopping center located?
The property is located at 2025 N Davidson St Charlotte, NC.
What is the asking price?
The asking price for this property is $2,175,000.
What are key features of this property?
This property features: Located in Charlotte's rapidly growing NoDa neighborhood; Significant population growth in the immediate area (7% annually since 2020); Projected 27% population growth by 2030 within a 1‑mile radius
