Standalone Office
For Sale
$449,000
1 S Main Street #A, Granite Falls, NC 28630
Standalone office building offering a flexible interior with multiple private offices, conference rooms, and ample workspace.
Property Size3,224 SF
Price / SF$139.27
Days on Market379
Property Features for 1 S Main Street #A
General Information
Standard status
Active
Size
3,224 SF
Property subtype
Commercial
Building Details
Year Built
1916
Listing Agency:
WEICHERT, REALTORS - TEAM METRO
(828) 304-1000
Listed By:
STEVE BOYD · License #172830
Source:
Corcoran
Added: Aug 19, 2025
Changed: Aug 31
Last Checked: Aug 31 at 4:48PM
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 WEICHERT, REALTORS - TEAM METRO
Investment Insights
Based on property information with market context.
This standalone office building provides a flexible layout designed to support professional and administrative work. The interior includes multiple private offices, conference rooms, and ample workspace.
Located at 1 S Main Street #A in Granite Falls, the property is described as having strong visibility and accessibility in downtown.
The building is well-suited for businesses seeking a central office setting with a mix of private and collaborative areas for day-to-day operations.
Located at 1 S Main Street #A in Granite Falls, the property is described as having strong visibility and accessibility in downtown.
The building is well-suited for businesses seeking a central office setting with a mix of private and collaborative areas for day-to-day operations.
Key Highlights
- Year Built: 1916
- Standalone office building with a flexible interior layout
- Includes multiple private offices, conference rooms, and ample workspace
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
$37,796
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
8.42%
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%
$755,920
$755.9K
Cap Rate 7%
$539,943
$539.9K
Cap Rate 9%
$419,956
$420.0K
Market Conditions
NOI Build-Up for 3,224 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
$64.6K $20.04/SF
− Vacancy
−$14.2K −$4.41/SF
EGI
$50.4K $15.63/SF
− OpEx
−$12.6K −$3.91/SF
NOI
$37.8K $11.72/SF
Area
Caldwell County, NC
Vacancy
22.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
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%
$755,920
Cap Rate 7%
$539,943
Cap Rate 9%
$419,956
Alternative Uses
Best Use
Office B
$539.9K
$472.5K – $629.9K
NOI $37,796 @ 7.0% cap · market cap 8.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$735.7K
$643.8K – $858.4K
NOI $51,501 @ 7.0% cap · market cap 11.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
Explore this area
Business Placement
Demographics for 28630, NC
19,772
Population
9,220
Households
2.1
Avg Household Size
44
Median Age
18%
College-Educated
82%
High-School Grad
61.0 sq mi
ZIP Area
324
Density / Sq Mi
$65,713
Median Household Income
$41,407
Median Earnings
$808
Median Rent
$197,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Standalone office building offering a flexible interior with multiple private offices, conference rooms, and ample workspace.
Where is this office building located?
The property is located at 1 S Main Street #A Granite Falls, NC.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Year Built: 1916; Standalone office building with a flexible interior layout; Includes multiple private offices, conference rooms, and ample workspace
