Charlotte Industrial
For Sale
Contact for pricing
10908 Mt Holly Rd, Charlotte, NC 28214
Two-property package with industrial and commercial land and buildings.
Property Size31,000 SF
Lot Size4.80 Acres
Price / SF$112.90
Days on Market913
Property Features for 10908 Mt Holly Rd
General Information
Standard status
Active
Size
31,000 SF
Class
C
Lot size
4.80 Acres
Property subtype
Land, Self Storage, Industrial
Zoning
I1 , I2 CD, GB,Cz, Cg
Investment Type
Owner/User
Building Details
Year Built
1964
Buildings
4
Stories
2
Units
4
Listing Agency:
KW Commercial - Keller Williams Select
Listed By:
Ramzi Hawa · License #NC 299505
(704) 780-3905
Source:
Crexi
Added: Mar 6, 2024
Changed: Aug 26
Last Checked: Sep 3 at 8:02AM
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 KW Commercial - Keller Williams Select
Investment Insights
Based on property information with market context.
This offering includes two adjacent parcels totaling 4.8 acres with 31,000 square feet of building space, suitable for investors, owner-users, or developers. The properties are located at 10908 Mount Holly Rd and 200 Pawley Dr in Charlotte, NC. The front parcel at 10908 Mount Holly Rd, zoned ML2 CD (Industrial), features a Class C warehouse and office building, upgradable to Class B, with loading docks, bays, and mezzanine storage, plus separate bathrooms for office staff and workers. Additional structures include a 10,000 SF metal building that could be converted into a dealership. The back parcel at 200 Pawley Dr, zoned CG (General Commercial), is mostly level with a wooded rear section, offering flexible development options and good visibility. Both parcels are gated and fenced, with the front parcel having 326 feet of frontage on Mount Holly Rd. The properties are cleared and ready for development or occupancy, ideal for manufacturing, warehousing, trucking, auto sales, flex space, catering (with interior overhaul), or repair services. The rear parcel is suitable for commercial ventures, retail-oriented industrial use, or overflow from the adjacent parcel. Permitted uses include industrial applications, and allowed uses with certain conditions include vehicle repair facilities and restaurants or bars. Combining both lots allows for larger-scale development, subject to City of Charlotte Subdivision Department approval.
Key Highlights
- Prime Industrial Location: 4.8 acres in Charlotte, NC, ideal for investors, owner‑users, or developers.
- Versatile Zoning: ML2 and CG zoning allows for manufacturing, warehousing, retail, and more.
- Existing Infrastructure: Includes a 31,000 SF building with loading docks, multiple bays, and office space.
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
$316,516
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
9.04%
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%
$6,330,320
$6.3M
Cap Rate 7%
$4,521,657
$4.5M
Cap Rate 9%
$3,516,844
$3.5M
Market Conditions
NOI Build-Up for 31,000 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
$483.6K $15.60/SF
− Vacancy
−$31.4K −$1.01/SF
EGI
$452.2K $14.59/SF
− OpEx
−$135.6K −$4.38/SF
NOI
$316.5K $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%
$6,330,320
Cap Rate 7%
$4,521,657
Cap Rate 9%
$3,516,844
Alternative Uses
Best Use
Flex RnD
$4.82M
$4.22M – $5.62M
NOI $337,311 @ 7.0% cap · market cap 9.64%
Second Best
Industrial
$4.52M
$3.96M – $5.28M
NOI $316,516 @ 7.0% cap · market cap 9.04%
Theoretical Best
Office A
$10.32M
$9.03M – $12.04M
NOI $722,614 @ 7.0% cap · market cap 20.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Under-served
Demand for This Use
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 Industrial in Charlotte, NC
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Two-property package with industrial and commercial land and buildings.
Where is this flex space located?
The property is located at 10908 Mt Holly Rd Charlotte, NC.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Prime Industrial Location: 4.8 acres in Charlotte, NC, ideal for investors, owner‑users, or developers.; Versatile Zoning: ML2 and CG zoning allows for manufacturing, warehousing, retail, and more.; Existing Infrastructure: Includes a **31,000 SF building** with loading docks, multiple bays, and office space.
