4-Unit Renovated
For Sale
$775,000
405 W Harvie Avenue A&b, Gastonia, NC 28052
Fully leased residential income property with a new roof, kitchen updates, and renovations to select units.
Property Size3,825 SF
Price / SF$202.61
Days on Market29
Property Features for 405 W Harvie Avenue A&b
General Information
Standard status
Active
Size
3,825 SF
Property subtype
Multi-Family
Building Details
Year Built
1955
Listing Agency:
Bhula Realty Group
Listed By:
Roshan Bhula · License #321676
Source:
Mycrosskeys
Added: Aug 2
Changed: Aug 29
Last Checked: Aug 29 at 11:41PM
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 Bhula Realty Group
Investment Insights
Based on property information with market context.
Built in 1955, this 3,825-square-foot quadplex contains four residential units, all currently leased. The property has received a new roof, kitchen upgrades, and renovations in select units, including the most recently updated residence.
Located at 405 W Harvie Avenue in Gastonia, North Carolina, the asset offers an existing four-unit configuration with current occupancy in place. The combination of established improvements and leased units provides a straightforward multifamily ownership profile.
Located at 405 W Harvie Avenue in Gastonia, North Carolina, the asset offers an existing four-unit configuration with current occupancy in place. The combination of established improvements and leased units provides a straightforward multifamily ownership profile.
Key Highlights
- Four‑unit quadplex with all units currently leased
- 3,825 square feet across the residential income property
- New roof completed
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
$44,349
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
5.72%
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%
$886,980
$887.0K
Cap Rate 7%
$633,557
$633.6K
Cap Rate 9%
$492,767
$492.8K
Market Conditions
NOI Build-Up for 3,825 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
$68.9K $18.00/SF
− Vacancy
−$5.5K −$1.44/SF
EGI
$63.4K $16.56/SF
− OpEx
−$19.0K −$4.97/SF
NOI
$44.3K $11.59/SF
Area
Gaston County, NC
Vacancy
7.98%
Lease Rate
$18.00 /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%
$886,980
Cap Rate 7%
$633,557
Cap Rate 9%
$492,767
Alternative Uses
Best Use
Multifamily LT 5
$633.6K
$554.4K – $739.2K
NOI $44,349 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$578.1K
$505.9K – $674.5K
NOI $40,468 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,272 @ 7.0% cap · market cap 10.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,307
Businesses Nearby
Explore this area
Business Placement
Demographics for 28052, NC
35,332
Population
15,561
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
83%
High-School Grad
41.4 sq mi
ZIP Area
853
Density / Sq Mi
$46,015
Median Household Income
$34,339
Median Earnings
$1,058
Median Rent
$173,500
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?
Quadplex - Fully leased residential income property with a new roof, kitchen updates, and renovations to select units.
Where is this quadplex located?
The property is located at 405 W Harvie Avenue A&b Gastonia, NC.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Four‑unit quadplex with all units currently leased; 3,825 square feet across the residential income property; New roof completed
