Building Details

Year Built 2026

Listing Agency: CEDAR REALTY LLC

Listed By: Brandon Chase · License #249103 Show Phone

Source: Mycrosskeys

Added: Sep 28 Changed: Sep 29 Last Checked: Oct 4 at 11:46AM

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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 CEDAR REALTY LLC

Investment Insights

Based on property information with market context.

This duplex is under construction and is planned to include two residences, each with 3 bedrooms, 2.5 baths, and an open-concept layout. The property measures 2,543 square feet and has a 2026 year built. Finish choices may differ from those shown in representative photos.

Located in Mount Pleasant, the property has no HOA and no known rental restrictions. Each residence has separately metered utilities.

Key Highlights

• 2,543 square feet
• Two residences, each with 3 bedrooms and 2.5 baths
• Separately metered utilities for each residence

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

$29,485

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

5.67%

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%

$589,700 $589.7K

Cap Rate 7%

$421,214 $421.2K

Cap Rate 9%

$327,611 $327.6K

Market Conditions

NOI Build-Up for 2,543 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

$45.8K $18.00/SF

− Vacancy

−$3.7K −$1.44/SF

EGI

$42.1K $16.56/SF

− OpEx

−$12.6K −$4.97/SF

NOI

$29.5K $11.59/SF

Area

Gaston County, NC

Vacancy

7.98%

Lease Rate

$18.00 /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%

$589,700

Cap Rate 7%

$421,214

Cap Rate 9%

$327,611

Alternative Uses

Best Use

Multifamily LT 5

$421.2K

$368.6K – $491.4K (±1% cap)

NOI $29,485 @ 7.0% cap · market cap 5.67%

Second Best

Apartment 5plus

$384.3K

$336.3K – $448.4K (±1% cap)

NOI $26,904 @ 7.0% cap · market cap 5.17%

Theoretical Best

Office A

$800.4K

$700.3K – $933.8K (±1% cap)

NOI $56,027 @ 7.0% cap · market cap 10.78%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Parking Lot & Garage HVAC Service Hair Salon Plumbing Service Pharmacy Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

156

Businesses Nearby

Explore this area Business Placement

Demographics for 28052, NC

35,332

Population

15,561

Households

2.3

Avg Household Size

38

Median Age

16%

College-Educated

83%

High-School Grad

41.4 sq mi

ZIP Area

853

Density / Sq Mi

$46,015

Median Household Income

$34,339

Median Earnings

$1,058

Median Rent

$173,500

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two residences feature separate utility meters and three-bedroom layouts.

Where is this duplex located?

The property is located at Lot 1 Skyland Drive Mount Pleasant, NC.

What is the asking price?

The asking price for this property is $519,900.

What are key features of this property?

This property features: 2,543 square feet; Two residences, each with 3 bedrooms and 2.5 baths; Separately metered utilities for each residence