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    Gastonia Commercial Development Package Title is generated by Realmo AI

    1114 W Franklin Boulevard W, Gastonia, NC 28052

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    Claim this Listing
    For Sale
    $750,000

    COMMERCIAL - Gastonia, NC

    Property size:
    4,656 SF
    Lot size:
    0.89 Acres
    Price / SF:
    $161/SF
    Added:
    Mar 31, 2026
    Days on Market:
    48
    Last Refresh:
    May 17 at 3:06 pm

    Property Features for 1114 W Franklin Boulevard W

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    UMU
    Parking features
    Parking Lot
    Standard status
    Active
    APN
    106167
    Size
    4,656 SF
    Lot size
    0.89 Acres

    Taxes and HOA fees

    Tax Description
    FIRESTONE COTTON MILLS BLK 1 L 01 039 044 00 000

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Window Unit(s)

    Building Details

    Year built
    1935
    Flooring type
    Concrete
    Building materials
    Block, Brick Full
    Roof type
    Flat

    We can help!

    Listing Contact
    Norris Lamb
    Norris Lamb

    Listing agent Norris Lamb License #286038

    Listing office Premier South 109 S Main St, Belmont, NC

    Listing date Mar 31, 2026

    MLS# 4359286

    Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime commercial development package with 5 lots and 2 buildings in a growing area of Gastonia.
    • Excellent frontage with 567.05' across 3 sides: W Franklin Blvd, S Firestone, and S Dalton.
    • Located within walking distance to the FUSE district and facing the historic Loray Mill complex.
    • Two buildings totaling 4656sf with ceiling heights ranging from 9'-12' and 4 bays.
    • Includes 4 bays with garage doors ranging from 8'-11' height.
    • Highly accessible location with great visibility and convenience.

    Overview

    This commercial development package features five lots and two buildings situated in a growing area of Gastonia. The property offers frontage on three sides: 224.32 feet on W Franklin Blvd, 215.73 feet on S Firestone, and 127 feet on S Dalton, totaling 567.05 feet across 0.89 acres. The two buildings provide a total of 4656 square feet, with one building measuring 1872 square feet and the other 2784 square feet. Ceiling heights range from 9 to 12 feet. The property includes four bays and garage doors ranging from 8 to 11 feet in height. It is located within walking distance of the FUSE district and faces the historic Loray Mill complex, offering accessibility, visibility, and convenience. The five lots have the following PIDs: 106167, 106166, 106170, 106171, and 106165, corresponding to 1108 W Franklin, 1104 Dalton, 110 S Firestone, and Lot-Dalton.

    Financial Insights

    Value Estimation Calculated for Mixed Use

    Conservative
    $742.5K
    NOI $66,823 @ 9.00% cap · cautious / downside scenario
    Moderate
    $954.6K
    NOI $66,823 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.34M
    NOI $66,823 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Mixed Use

    Component $ $/SF
    Gross rent $116.2k $24.96
    − Vacancy −$9.3k −$2.00
    EGI $106.9k $22.96
    − OpEx −$40.1k −$8.61
    NOI $66.8k $14.35
    4,656 SF · lease $24.96/SF/yr · vacancy 8.00% · expense 37.50%

    Alternative Use Scenarios

    Best Use
    Mixed Use
    $954.6K
    $835.3K – $1.11M (±1% cap)
    NOI $66,823 @ 7.0% cap · market cap 8.91%
    Second Best
    Retail
    $816.6K
    $714.5K – $952.7K (±1% cap)
    NOI $57,160 @ 7.0% cap · market cap 7.62%
    Theoretical Best
    Office A
    $1.47M
    $1.28M – $1.71M (±1% cap)
    NOI $102,581 @ 7.0% cap · market cap 13.68%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Juan's Tires Auto Repair Shop America's Auto Care Auto Repair Shop

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Gastonia
    County
    Gaston
    State
    North Carolina
    Longitude
    -81.1994455
    Latitude
    35.2620879

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    FAQs

    What type of property is this?
    Mixed-use property - Five lots with two buildings in a growing Gastonia area.
    Where is this mixed-use property located?
    The property is located at 1114 W Franklin Boulevard W Gastonia, NC.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: Prime commercial development package with 5 lots and 2 buildings in a growing area of Gastonia.; **Excellent frontage with 567.05' across 3 sides**: W Franklin Blvd, S Firestone, and S Dalton.; Located within walking distance to the FUSE district and facing the historic Loray Mill complex.
    (704) 460-4211
    We can help!
    Listing Contact
    Norris Lamb
    Norris Lamb
    Real Estate License ID: 286038
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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