Cold-Shell Office
New
For Sale
$1,990,000
3395 Jacobs Crossing Boulevard SW, Concord, NC 28027
Commercial Sale, Concord, NC
Property Size5,000 SF
Lot Size3.80 Acres
Price / SF$398
Days on Market4
Property Features for 3395 Jacobs Crossing Boulevard SW
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-2
Zoning description
C-2
Parking
21
Parking features
Parking Lot
Window features
Insulated Windows
Accessibility
Accessible Approach with Ramp
Standard status
Active
APN
5509-44-8766-0000
Lot size
3.80 Acres
Taxes and HOA fees
Tax Description
PARCEL D SETTLER'S LANDING COMMERCIAL OUTPARCELS 3.88AC
Legal Description
PARCEL D SETTLER'S LANDING COMMERCIAL OUTPARCELS 3.88AC
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Building Details
Year built
2023
Floors in Building
1
Number of units
5
Building materials
Brick Partial
Roof type
Flat
Listing Agency:
David Hoffman Realty Charlotte
Listed By:
David Hoffman
(704) 237-0485
Added: Sep 10
Last Checked: Sep 13 at 7:06PM
MLS# 4417774
Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Delivered in 2023, this cold-shell office property offers approximately 5,000 square feet in a flexible configuration that can serve one occupant or be divided among up to five individual tenants. The building has partial brick construction, a flat roof, a parking lot, and an accessible approach with ramp. C-2 zoning supports a range of commercial applications, while public sewer is in place.
The property is located at 3395 Jacobs Crossing Boulevard SW in Concord, near Concord Parkway and Hwy 29. Lilly, Red Bull, Charlotte Motor Speedway, and Concord Mills are identified nearby, with shopping, townhomes, and apartments within walking distance. Cable is available, adding to the existing utility infrastructure.
The property is located at 3395 Jacobs Crossing Boulevard SW in Concord, near Concord Parkway and Hwy 29. Lilly, Red Bull, Charlotte Motor Speedway, and Concord Mills are identified nearby, with shopping, townhomes, and apartments within walking distance. Cable is available, adding to the existing utility infrastructure.
Key Highlights
- Approximately 5,000 +/- square feet of cold‑shell commercial space
- Flexible layout for one user or up to five individual tenants
- C‑2 zoning with public sewer in place
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
$68,418
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
3.44%
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%
$1,368,360
$1.4M
Cap Rate 7%
$977,400
$977.4K
Cap Rate 9%
$760,200
$760.2K
Market Conditions
NOI Build-Up for 5,000 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
$126.0K $25.20/SF
− Vacancy
−$12.0K −$2.39/SF
EGI
$114.0K $22.81/SF
− OpEx
−$45.6K −$9.12/SF
NOI
$68.4K $13.68/SF
Area
Concord, NC
Vacancy
9.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$1,368,360
Cap Rate 7%
$977,400
Cap Rate 9%
$760,200
Alternative Uses
Best Use
Healthcare Medical
$977.4K
$855.2K – $1.14M
NOI $68,418 @ 7.0% cap · market cap 3.44%
Second Best
Office B
$939.5K
$822.1K – $1.10M
NOI $65,768 @ 7.0% cap · market cap 3.30%
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,378 @ 7.0% cap · market cap 4.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 28027, NC
76,478
Population
31,450
Households
2.4
Avg Household Size
36
Median Age
43%
College-Educated
92%
High-School Grad
69.0 sq mi
ZIP Area
1,108
Density / Sq Mi
$89,101
Median Household Income
$48,976
Median Earnings
$1,433
Median Rent
$341,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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?
Office units - Newly delivered commercial space with a flexible layout for one user or multiple occupants.
Where is this office units located?
The property is located at 3395 Jacobs Crossing Boulevard SW Concord, NC.
What is the asking price?
The asking price for this property is $1,990,000.
What are key features of this property?
This property features: Approximately 5,000 +/- square feet of cold‑shell commercial space; Flexible layout for one user or up to five individual tenants; C‑2 zoning with public sewer in place
