Industrial Property with Heavy Industrial
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For Sale
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8805 South Blvd, Charlotte, NC 28273
Industrial offering combining a heavy industrial building with approximately 7 acres of ML-1 and ML-2 land.
Property Size22,204 SF
Lot Size7.00 Acres
Price / SF$225.18
Days on Market5
Property Features for 8805 South Blvd
General Information
Standard status
Active
Size
22,204 SF
Lot size
7.00 Acres
Property subtype
INDUSTRIAL
Zoning
ML-1 and ML-2
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Land Use
industrial
Building Details
Buildings
1
Building Size
22,204 SF
Listing Agency:
Whiteside Properties
(704) 347-4676
Listed By:
Brooks Whiteside
(704) 763-9855
Source:
Moodyscre
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 13 at 10:08AM
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 Whiteside Properties
Investment Insights
Based on property information with market context.
This industrial offering includes a 22,204 SF heavy industrial building together with approximately +/- 7 AC of land. The land carries ML-1 and ML-2 designations, providing two stated industrial zoning classifications within the offering. The building is leased to Eco-Grip through October 31, 2028.
The property is located at 8805 South Blvd in Charlotte, North Carolina, with proximity to I-485, Westinghouse Blvd, and I-77. It is also near the Charlotte Light Rail Line. The offering represents the rear portion of the South Blvd industrial campus and combines an existing industrial improvement with a substantial land component.
The property is located at 8805 South Blvd in Charlotte, North Carolina, with proximity to I-485, Westinghouse Blvd, and I-77. It is also near the Charlotte Light Rail Line. The offering represents the rear portion of the South Blvd industrial campus and combines an existing industrial improvement with a substantial land component.
Key Highlights
- 22,204 SF heavy industrial building
- Approximately +/- 7 AC of ML‑1 and ML‑2 land
- Leased to Eco‑Grip through October 31, 2028
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
$226,707
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
4.53%
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%
$4,534,140
$4.5M
Cap Rate 7%
$3,238,671
$3.2M
Cap Rate 9%
$2,518,967
$2.5M
Market Conditions
NOI Build-Up for 22,204 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
$346.4K $15.60/SF
− Vacancy
−$22.5K −$1.01/SF
EGI
$323.9K $14.59/SF
− OpEx
−$97.2K −$4.38/SF
NOI
$226.7K $10.21/SF
Area
Charlotte, NC
Vacancy
6.50%
Lease Rate
$15.60 /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%
$4,534,140
Cap Rate 7%
$3,238,671
Cap Rate 9%
$2,518,967
Alternative Uses
Best Use
Industrial
$3.24M
$2.83M – $3.78M
NOI $226,707 @ 7.0% cap · market cap 4.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.39M
$6.47M – $8.63M
NOI $517,578 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
Explore this area
Business Placement
Demographics for 28273, NC
41,404
Population
19,236
Households
2.2
Avg Household Size
35
Median Age
39%
College-Educated
90%
High-School Grad
22.5 sq mi
ZIP Area
1,840
Density / Sq Mi
$84,739
Median Household Income
$45,193
Median Earnings
$1,671
Median Rent
$304,900
Median Home Value
Market
Vacancy Rate% for Industrial in Charlotte, NC
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial offering combining a heavy industrial building with approximately 7 acres of ML-1 and ML-2 land.
Where is this industrial property located?
The property is located at 8805 South Blvd Charlotte, NC.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 22,204 SF heavy industrial building; Approximately +/- 7 AC of ML‑1 and ML‑2 land; Leased to Eco‑Grip through October 31, 2028
