Duplex with Dual Primary
For Sale
$725,000
814 Selwyn Oaks Ct, Charlotte, NC 28209
Two-unit property includes separate driveways, outdoor storage, and individually metered utilities.
Property Size2,243 SF
Price / SF$323.23
Days on Market77
Property Features for 814 Selwyn Oaks Ct
General Information
Standard status
Active
Size
2,243 SF
Property subtype
Residential Income
Additional Details
Furnished
Yes
Multifamily Units
2
Amenities
separate driveways
outdoor storage
separate utility meters
Building Details
Buildings
1
Listing Agency:
Helen Adams Realty
(704) 299-0969
Listed By:
Bryant Stadler · License #258491
(704) 299-0969
Source:
Exprealty
Added: Jun 6
Changed: Aug 13
Last Checked: Aug 20 at 9:43AM
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 Helen Adams Realty
Investment Insights
Based on property information with market context.
This 2,243-square-foot duplex provides two residential units, each arranged with dual primary suites and a private full bathroom for each suite. Separate driveways and dedicated outdoor storage support the individual units, while vinyl siding helps reduce exterior maintenance. The roof was replaced in 2024, and further updates were completed in 2018. Furniture conveying at closing includes most furnishings, along with washers, dryers, and refrigerators.
The property sits on a quiet cul-de-sac at 814 Selwyn Oaks Ct in Charlotte, within the Selwyn Farms neighborhood and Myers Park school district. Its location provides access to Uptown Charlotte, South End, Freedom Park, and Selwyn. Separate utility meters and no HOA are additional property features.
The property sits on a quiet cul-de-sac at 814 Selwyn Oaks Ct in Charlotte, within the Selwyn Farms neighborhood and Myers Park school district. Its location provides access to Uptown Charlotte, South End, Freedom Park, and Selwyn. Separate utility meters and no HOA are additional property features.
Key Highlights
- 2,243‑square‑foot duplex with two units
- Each unit has dual primary suites with private full baths
- Separate driveways and outdoor storage for each unit
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
$29,471
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
4.06%
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%
$589,420
$589.4K
Cap Rate 7%
$421,014
$421.0K
Cap Rate 9%
$327,456
$327.5K
Market Conditions
NOI Build-Up for 2,243 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
$44.4K $19.80/SF
− Vacancy
−$2.3K −$1.03/SF
EGI
$42.1K $18.77/SF
− OpEx
−$12.6K −$5.63/SF
NOI
$29.5K $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%
$589,420
Cap Rate 7%
$421,014
Cap Rate 9%
$327,456
Alternative Uses
Best Use
Multifamily LT 5
$421.0K
$368.4K – $491.2K
NOI $29,471 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$387.7K
$339.3K – $452.3K
NOI $27,140 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$746.9K
$653.6K – $871.4K
NOI $52,285 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Explore this area
Business Placement
Demographics for 28209, NC
24,836
Population
13,410
Households
1.9
Avg Household Size
34
Median Age
70%
College-Educated
97%
High-School Grad
5.5 sq mi
ZIP Area
4,516
Density / Sq Mi
$97,762
Median Household Income
$71,103
Median Earnings
$1,606
Median Rent
$596,000
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-unit property includes separate driveways, outdoor storage, and individually metered utilities.
Where is this duplex located?
The property is located at 814 Selwyn Oaks Ct Charlotte, NC.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 2,243‑square‑foot duplex with two units; Each unit has dual primary suites with private full baths; Separate driveways and outdoor storage for each unit
