Brand-New Duplex with
For Sale
$637,000
208 W Todd Lane A & B, Charlotte, NC 28208
Two three-bedroom units feature open layouts and upgraded kitchen finishes.
Property Size2,863 SF
Price / SF$222.49
Days on Market29
Property Features for 208 W Todd Lane A & B
General Information
Standard status
Active
Size
2,863 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Amenities
large backyard
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Mundy Real Estate, LLC
(980) 771-9200
Listed By:
Tyler Mundy · License #315056
Source:
Vantagerealtypros
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 30 at 8:25PM
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 duplex contains two separately configured units, each with 3 bedrooms and 2.5 bathrooms. The interiors use open-concept layouts with quartz kitchen counters, soft-close shaker cabinets, islands with seating, tile backsplashes, and large pantries. First-floor ceilings reach 9 feet, while vaulted ceilings, a custom accent wall, and built-in closet shelving add further detail. Each primary suite includes two walk-in closets with custom storage shelving.
The property totals 2,863 square feet and was built in 2026. Exterior features include an attached one-car garage with additional storage and a large backyard. Located at 208 W Todd Lane A & B in Charlotte, NC 28208, the duplex is configured for separate residential living spaces within one property.
The property totals 2,863 square feet and was built in 2026. Exterior features include an attached one-car garage with additional storage and a large backyard. Located at 208 W Todd Lane A & B in Charlotte, NC 28208, the duplex is configured for separate residential living spaces within one property.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2.5 bathrooms in each unit
- 2,863 square feet; built in 2026
- Quartz counters, shaker cabinetry, islands, tile backsplashes, and large pantries
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
Property Profile
Current Use
Lease Details
2
Residential units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units feature open layouts and upgraded kitchen finishes.
Where is this duplex located?
The property is located at 208 W Todd Lane 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: Two‑unit duplex with 3 bedrooms and 2.5 bathrooms in each unit; 2,863 square feet; built in 2026; Quartz counters, shaker cabinetry, islands, tile backsplashes, and large pantries
