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    Charlotte Land Development Opportunity Title is generated by Realmo AI

    449 Lawrence Gray Road, Charlotte, NC 28262

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    Picture of Residential land & home lots at 449 Lawrence Gray Road, Charlotte, NC
    For Sale
    $1,150,000

    LAND - Charlotte, NC

    Lot size:
    2.94 Acres
    Added:
    Jun 27, 2025
    Days on Market:
    331
    Last Refresh:
    May 23 at 12:06 pm

    Property Features for 449 Lawrence Gray Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    029-664-01
    Lot size
    2.94 Acres

    Taxes and HOA fees

    Tax Description
    2.937 ACRES PIN/PLSLIDE 02966401

    Utilities

    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Bill Washburn
    Bill Washburn

    Listing agent Bill Washburn License #291649

    Listing office Helen Adams Realty 19826 N Cove Rd Ste F, Charlotte, NC

    Listing date Jun 27, 2025

    MLS# 4274907 Listing URL

    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.

    HighLights

    • Prime Development Opportunity: ~3ac parcel zoned for Multi‑Family (N2‑B) at I‑485 and Mallard Creek Rd interchange.
    • Excellent I‑485 Visibility and Easy Access: High visibility from I‑485 and convenient on‑ramp access at Mallard Creek Rd.
    • Development Potential: Conceptual plan for 48 units in two 3‑story buildings.
    • Ample Parking: Proposed 64 parking spaces exceed the required 48 spaces.
    • Utilities Available: City water/sewer and other utilities available at the street.
    • Extensive Road Frontage: Over 850' of road frontage.

    Overview

    This 2.94-acre parcel presents an excellent development opportunity near the I-485 and Mallard Creek Road interchange in Charlotte, NC. The property is already zoned for multi-family use (N2-B) and offers good visibility from I-485, with convenient access via the Mallard Creek Road on-ramp. The site features over 850 feet of road frontage. A conceptual plan suggests the potential for 48 units within two 3-story buildings, accompanied by 64 parking spaces, exceeding the required 48 spaces. An optional amenity area could be situated across the drainage ditch. City water and sewer services, along with other utilities, are accessible at the street. A physical survey is available, as is a topographical survey.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Auto Repair Shop Gym & Fitness Center Department Store Skin Care Clinic Kitchen & Bath Showroom Storage Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Charlotte
    County
    Mecklenburg
    State
    North Carolina
    Longitude
    -80.7485901
    Latitude
    35.3600913

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    FAQs

    What type of property is this?
    Residential land & home lot - 2.94 acre multi-family development site with I-485 visibility.
    Where is this residential land & home lot located?
    The property is located at 449 Lawrence Gray Road Charlotte, NC.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: Prime Development Opportunity: ~3ac parcel zoned for Multi‑Family (N2‑B) at I‑485 and Mallard Creek Rd interchange.; **Excellent I‑485 Visibility and Easy Access**: High visibility from I‑485 and convenient on‑ramp access at Mallard Creek Rd.; Development Potential: Conceptual plan for 48 units in two 3‑story buildings.
    (704) 309-9613
    We can help!
    Listing Contact
    Bill Washburn
    Bill Washburn
    Real Estate License ID: 291649
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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