Shadow-Anchored Office
For Sale
Contact for pricing
2917 S Providence Rd, Waxhaw, NC 28173
Office units positioned adjacent to ALDI, supporting steady tenant demand with daily grocer foot traffic.
Property Size7,695 SF
Price / SF$508.91
Days on Market54
Property Features for 2917 S Providence Rd
General Information
Standard status
Active
Size
7,695 SF
Property subtype
OFFICE
Listing Agency:
MPV Properties
(704) 248-2100
Listed By:
Mark Newell
(704) 248-2100
Source:
Moodyscre
Added: Jun 8
Changed: Jul 10
Last Checked: Jul 29 at 3:51PM
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 MPV Properties
Investment Insights
Based on property information with market context.
This offering consists of office units built to serve day-to-day professional and service needs. The property is described as having a contractual rent structure that includes annual rent escalations.
Located in an affluent South Charlotte area, the asset is positioned as a shadow-anchor alongside ALDI, a national grocer intended to drive consistent co-tenancy foot traffic. The surrounding retail mix referenced in the remarks includes Lowes Foods, Atrium Health, Lowe’s Home Improvement, Walmart Neighborhood Market, Harris Teeter, McDonald’s, Bojangles, and East Coast Wings.
For tenants, buyers, or operators, the practical draw is the combined office use with adjacency to a high-visibility daily driver created by ALDI’s presence. The remarks also reference recession-resistant tenants and the role of annual escalations in helping maintain contractual income over time. Because the provided information centers on the office units and their co-tenancy relationship, this is best suited for parties looking for office space with retail co-location benefits rather than a standalone office-only environment.
Located in an affluent South Charlotte area, the asset is positioned as a shadow-anchor alongside ALDI, a national grocer intended to drive consistent co-tenancy foot traffic. The surrounding retail mix referenced in the remarks includes Lowes Foods, Atrium Health, Lowe’s Home Improvement, Walmart Neighborhood Market, Harris Teeter, McDonald’s, Bojangles, and East Coast Wings.
For tenants, buyers, or operators, the practical draw is the combined office use with adjacency to a high-visibility daily driver created by ALDI’s presence. The remarks also reference recession-resistant tenants and the role of annual escalations in helping maintain contractual income over time. Because the provided information centers on the office units and their co-tenancy relationship, this is best suited for parties looking for office space with retail co-location benefits rather than a standalone office-only environment.
Key Highlights
- Office units positioned adjacent to ALDI
- Co‑tenancy with ALDI is expected to drive anchor‑quality daily foot traffic
- Contractual annual rent escalations provide NOI growth
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $200.4k | $26.04 |
| − Vacancy | −$40.3k | −$5.23 |
| EGI | $160.1k | $20.81 |
| − OpEx | −$40.0k | −$5.20 |
| NOI | $120.1k | $15.60 |
7,695 SF · lease $26.04/SF/yr · vacancy 20.10% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.72M
$1.50M – $2.00M
NOI $120,076 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.08M – $2.77M
NOI $166,378 @ 7.0% cap · market cap 4.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Explore this area
Business Placement
Demographics for 28173, NC
64,144
Population
20,801
Households
3.1
Avg Household Size
39
Median Age
57%
College-Educated
95%
High-School Grad
106.3 sq mi
ZIP Area
603
Density / Sq Mi
$146,196
Median Household Income
$59,188
Median Earnings
$1,700
Median Rent
$558,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office units positioned adjacent to ALDI, supporting steady tenant demand with daily grocer foot traffic.
Where is this office units located?
The property is located at 2917 S Providence Rd Waxhaw, NC.
What is the asking price?
The asking price for this property is $3,916,094.
What are key features of this property?
This property features: Office units positioned adjacent to ALDI; Co‑tenancy with ALDI is expected to drive anchor‑quality daily foot traffic; Contractual annual rent escalations provide NOI growth
