New Construction Ranch
New
For Sale
$650,000
Pending
6008/6012 Paw Creek Road, Charlotte, NC 28214
Two attached residences offer flexible occupancy and rental use with upgraded interiors, private fenced yards, and separately metered utilities.
Property Size2,424 SF
Days on Market6
Property Features for 6008/6012 Paw Creek Road
General Information
Standard status
Pending
Size
2,424 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
washer
dryer
fridge
blinds
fence
luxury vinyl plank flooring
Pella windows & doors
stainless steel appliance package
quartz countertops
white shaker cabinetry
designer tiled backsplash
tile to ceiling in both baths
pendant lighting
walk in closet
ensuite bath with dual vanity
9' ceilings
back yard with privacy fence
Size: 0.17, Size Units: Acres
Garage Spaces: 0, Man Level Garage: 0
Details: Ceiling Fan(s), Central Air
Heating: Electric, Heat Pump
Description: Electric Dryer Hookup, Main Level, Washer Hookup
Days on Market: 0, Listing Price: 650000, Status: Under Contract-Show
Parking Total: 6
High School: Unspecified, Elementary: Unspecified, Middle/Junior High: Unspecified
Total Bathrooms: 6
Finished Area Above Grade: 2424, Area: 2424, Building Area: 2424, Construction Materials: Vinyl, Stories: 1, Year Built: 2026, Construction Type: Site Built
City: Charlotte, State: NC, Zip: 28214, County: Mecklenburg, Subdivision: West View
Full Bathrooms: 4, Half Bathrooms: 0
Sewer: Public Sewer, Water Source: City
Description: Yes
Auction Y/N: 0
Description: Dishwasher, Disposal, Electric Range, Microwave
Fee: 0
Building Details
Building Size
2,424 SF
Year Built
2026
Buildings
1
Construction
ranch style
Listing Agency:
EXP Realty LLC Ballantyne
(336) 428-0230
Listed By:
Andrew Balogh
(336) 428-0230
Source:
Blackstreaminternational
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 22 at 7:27AM
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 EXP Realty LLC Ballantyne
Investment Insights
Based on property information with market context.
This planned 2026 duplex contains 2,424 square feet with two ranch-style units, each offering three bedrooms, two bathrooms, an open living arrangement, and 9-foot ceilings. Interior specifications include quartz counters, white shaker cabinetry, tiled backsplashes, full-height bathroom tile, luxury vinyl plank flooring, Pella windows and doors, stainless steel appliances, and Moen plumbing fixtures. Each residence also has a primary suite with a walk-in closet and dual-vanity ensuite bath, plus a private backyard enclosed by a 6-foot wood fence.
Located at 6008/6012 Paw Creek Road in Charlotte, the property is described as minutes from Uptown Charlotte. The two units have separate utility meters, and the property has no HOA or rental restrictions. The residences may be used for short-term, mid-term, or long-term rentals, or occupied in combination as a primary residence and rental unit. Delivery is projected four months after contract.
Located at 6008/6012 Paw Creek Road in Charlotte, the property is described as minutes from Uptown Charlotte. The two units have separate utility meters, and the property has no HOA or rental restrictions. The residences may be used for short-term, mid-term, or long-term rentals, or occupied in combination as a primary residence and rental unit. Delivery is projected four months after contract.
Key Highlights
- 2026 duplex with 2,424 square feet and two 3‑bedroom, 2‑bath units
- Ranch‑style layout with 9‑foot ceilings throughout both residences
- Quartz countertops, shaker cabinetry, tiled backsplashes, and luxury vinyl plank flooring
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
$31,850
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
4.90%
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%
$637,000
$637.0K
Cap Rate 7%
$455,000
$455.0K
Cap Rate 9%
$353,889
$353.9K
Market Conditions
NOI Build-Up for 2,424 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
$48.0K $19.80/SF
− Vacancy
−$2.5K −$1.03/SF
EGI
$45.5K $18.77/SF
− OpEx
−$13.6K −$5.63/SF
NOI
$31.8K $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%
$637,000
Cap Rate 7%
$455,000
Cap Rate 9%
$353,889
Alternative Uses
Best Use
Multifamily LT 5
$455.0K
$398.1K – $530.8K
NOI $31,850 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$419.0K
$366.6K – $488.8K
NOI $29,330 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$807.2K
$706.3K – $941.7K
NOI $56,504 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Explore this area
Business Placement
Demographics for 28214, NC
42,925
Population
15,896
Households
2.7
Avg Household Size
36
Median Age
36%
College-Educated
90%
High-School Grad
33.9 sq mi
ZIP Area
1,266
Density / Sq Mi
$83,618
Median Household Income
$43,104
Median Earnings
$1,570
Median Rent
$258,400
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 attached residences offer flexible occupancy and rental use with upgraded interiors, private fenced yards, and separately metered utilities.
Where is this duplex located?
The property is located at 6008/6012 Paw Creek Road Charlotte, NC.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2026 duplex with 2,424 square feet and two 3‑bedroom, 2‑bath units; Ranch‑style layout with 9‑foot ceilings throughout both residences; Quartz countertops, shaker cabinetry, tiled backsplashes, and luxury vinyl plank flooring
