Two Duplex Income
For Sale
$1,274,000
206/208 W Todd Lane Unit A & B, Charlotte, NC 28208
Two side-by-side duplexes offer an open floor plan with three bedrooms and two and a half bathrooms per unit.
Property Size5,724 SF
Price / SF$222.57
Days on Market11
Property Features for 206/208 W Todd Lane Unit A & B
General Information
Standard status
Active
Size
5,724 SF
Property subtype
Fourplex
Additional Details
Clear Height
9 ft
Multifamily Units
4
Amenities
Size: 0.458, Size Units: Acres
Garage Spaces: 4, Man Level Garage: 1
Details: Heat Pump
Heating: Heat Pump
Description: "Electric Dryer Hookup", "In Hall", "Upper Level"
Days on Market: 0, Listing Price: 1274000, Status: Coming Soon-No Show
Elementary: Unspecified, Middle/Junior High: Unspecified, High School: Unspecified
Total Bathrooms: 12
Finished Area Above Grade: 5724, Area: 5724, Architecture: Traditional, Building Area: 5724, Construction Materials: "Fiber Cement", "Shingle/Shake", Stories: 2, Year Built: 2026, Construction Type: Site Built
Unit: A & B, City: Charlotte, State: NC, Zip: 28208, County: Mecklenburg
Zoning: N1-C
Full Bathrooms: 8, Half Bathrooms: 4
Sewer: Public Sewer, Water Source: City
Description: Call
Auction Y/N: 0
Description: "Dishwasher", "Disposal", "Electric Range", "Electric Water Heater", "Microwave", "Plumbed For Ice Maker"
Building Details
Building Size
5,724 SF
Year Built
2026
Listing Agency:
Mundy Real Estate, LLC
(980) 771-9200
Listed By:
Tyler Mundy
(980) 771-9200
Source:
Blackstreaminternational
Added: Jul 27
Changed: Jul 28
Last Checked: Aug 6 at 4:13AM
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 Mundy Real Estate, LLC
Investment Insights
Based on property information with market context.
This offering consists of two side-by-side duplex buildings presented together, with the option to operate them collectively like a quadplex. Each unit features an open floor plan with three bedrooms and two and a half bathrooms.
Interiors include kitchen finishes such as quartz counters, soft-close shaker cabinets, a tile backsplash, and a pantry. The first floor is described as having 9' ceilings, with additional updates noted including mid-century modern light fixtures, an accent wall, and custom built-in closet shelving.
The property is described as being located about 10 minutes from Uptown, in an area characterized by new construction homes nearby.
Interiors include kitchen finishes such as quartz counters, soft-close shaker cabinets, a tile backsplash, and a pantry. The first floor is described as having 9' ceilings, with additional updates noted including mid-century modern light fixtures, an accent wall, and custom built-in closet shelving.
The property is described as being located about 10 minutes from Uptown, in an area characterized by new construction homes nearby.
Key Highlights
- Two side‑by‑side duplexes built in 2026
- Open floor plan in each unit with 3 bedrooms and 2.5 bathrooms
- Kitchens include quartz counters, soft‑close shaker cabinets, tile backsplash, and a pantry
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
$75,209
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
5.90%
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%
$1,504,180
$1.5M
Cap Rate 7%
$1,074,414
$1.1M
Cap Rate 9%
$835,656
$835.7K
Market Conditions
NOI Build-Up for 5,724 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
$113.3K $19.80/SF
− Vacancy
−$5.9K −$1.03/SF
EGI
$107.4K $18.77/SF
− OpEx
−$32.2K −$5.63/SF
NOI
$75.2K $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%
$1,504,180
Cap Rate 7%
$1,074,414
Cap Rate 9%
$835,656
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$940.1K – $1.25M
NOI $75,209 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$989.4K
$865.7K – $1.15M
NOI $69,259 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$1.91M
$1.67M – $2.22M
NOI $133,427 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9 ft
Clear height
4
Residential units
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Explore this area
Business Placement
Demographics for 28208, NC
38,614
Population
17,842
Households
2.2
Avg Household Size
34
Median Age
26%
College-Educated
81%
High-School Grad
20.2 sq mi
ZIP Area
1,912
Density / Sq Mi
$51,339
Median Household Income
$40,359
Median Earnings
$1,173
Median Rent
$198,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Two side-by-side duplexes offer an open floor plan with three bedrooms and two and a half bathrooms per unit.
Where is this quadplex located?
The property is located at 206/208 W Todd Lane Unit A & B Charlotte, NC.
What is the asking price?
The asking price for this property is $1,274,000.
What are key features of this property?
This property features: Two side‑by‑side duplexes built in 2026; Open floor plan in each unit with 3 bedrooms and 2.5 bathrooms; Kitchens include quartz counters, soft‑close shaker cabinets, tile backsplash, and a pantry
