Brand-New Duplex with Two
For Sale
$637,000
208 W Todd Lane Unit A & B, Charlotte, NC 28208
New duplex offering two open-concept units with 3 bedrooms, 2.5 baths, quartz kitchens, and attached one-car garages.
Property Size2,863 SF
Price / SF$222.49
Days on Market13
Property Features for 208 W Todd Lane Unit A & B
General Information
Standard status
Active
Size
2,863 SF
Total Parking Spaces
1
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
Features: Wooded, Size: 0.23, Size Units: Acres
Description: Architectural Shingle
Flooring: Vinyl
Garage Spaces: 2, Man Level Garage: 1
Details: "Ceiling Fan(s)", "Central Air", "Heat Pump"
Heating: "Central", "Heat Pump"
Description: In Hall
Days on Market: 0, Listing Price: 637000, Status: Coming Soon-No Show
Elementary: Unspecified, Middle/Junior High: Unspecified, High School: Unspecified
Total Bathrooms: 6
Finished Area Above Grade: 2863, Area: 2863, Building Area: 2863, Construction Materials: Vinyl, Stories: 2, Year Built: 2026, Construction Type: Site Built
Unit: A & B, City: Charlotte, State: NC, Zip: 28208, County: Mecklenburg, Subdivision: Todd Park
Full Bathrooms: 4, Half Bathrooms: 2
Sewer: Public Sewer, Water Source: City
Description: Yes
Auction Y/N: 0
Patio Features: Patio
Description: "Dishwasher", "Disposal", "Electric Range", "Microwave"
Building Details
Building Size
2,863 SF
Year Built
2026
Tenancy
Multi
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 7 at 12:59AM
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 brand-new true duplex is designed for owner-occupants and investors, with two separate units laid out in an open-concept style. Each unit features 3 bedrooms and 2.5 bathrooms, with 9-foot ceilings on the first floor. Kitchens include quartz countertops, soft-close shaker cabinetry, a large island with seating, tile backsplash, and a spacious pantry, while select interior upgrades include vaulted ceilings, a custom accent wall, and built-in closet shelving. The primary suite is set up for organization with two separate walk-in closets, each outfitted with custom shelving.
The property includes an attached one-car garage with additional storage space and a large backyard for outdoor use and future customization.
A streamlined configuration supports straightforward live-and-rent arrangements, with the duplex built as two complete units intended for independent occupancy.
The property includes an attached one-car garage with additional storage space and a large backyard for outdoor use and future customization.
A streamlined configuration supports straightforward live-and-rent arrangements, with the duplex built as two complete units intended for independent occupancy.
Key Highlights
- New true duplex built in 2026 with two open‑concept units
- Each unit features 3 bedrooms and 2.5 bathrooms with upscale finishes
- Kitchens include quartz countertops, soft‑close shaker cabinetry, and a large island with seating plus a spacious 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
$37,618
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
5.91%
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%
$752,360
$752.4K
Cap Rate 7%
$537,400
$537.4K
Cap Rate 9%
$417,978
$418.0K
Market Conditions
NOI Build-Up for 2,863 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
$56.7K $19.80/SF
− Vacancy
−$2.9K −$1.03/SF
EGI
$53.7K $18.77/SF
− OpEx
−$16.1K −$5.63/SF
NOI
$37.6K $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%
$752,360
Cap Rate 7%
$537,400
Cap Rate 9%
$417,978
Alternative Uses
Best Use
Multifamily LT 5
$537.4K
$470.2K – $627.0K
NOI $37,618 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$494.9K
$433.0K – $577.4K
NOI $34,642 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$953.4K
$834.2K – $1.11M
NOI $66,737 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
317
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?
Duplex - New duplex offering two open-concept units with 3 bedrooms, 2.5 baths, quartz kitchens, and attached one-car garages.
Where is this duplex located?
The property is located at 208 W Todd Lane Unit A & B Charlotte, NC.
What is the asking price?
The asking price for this property is $637,000.
What are key features of this property?
This property features: New true duplex built in 2026 with two open‑concept units; Each unit features 3 bedrooms and 2.5 bathrooms with upscale finishes; Kitchens include quartz countertops, soft‑close shaker cabinetry, and a large island with seating plus a spacious pantry
