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    Commercial Land Investment Opportunity Title is generated by Realmo AI

    1103 E Main Street E, Dallas, NC 28034

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    Claim this Listing
    For Sale
    $260,000

    Two parcels totaling 0.85 acres with commercial zoning.

    Type:Commercial
    Property size:
    1,256 SF
    Lot size:
    0.85 Acres
    Price / SF:
    $207/SF
    Added:
    Jan 9, 2026
    Days on Market:
    146
    Last Refresh:
    Apr 5 at 9:20 pm

    Property Features for 1103 E Main Street E

    General Information

    Standard status
    Active
    Size
    1,256 SF
    Lot size
    0.85 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1940

    We can help!

    Listing Contact
    MIKE MCSWAIN

    Listing agent MIKE MCSWAIN

    Listing office MCSWAIN REALTY

    Listing date Jan 9, 2026

    Source Corcoran

    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 MCSWAIN REALTY

    HighLights

    • Prime commercial location on Main Street directly across from Pita Wheel Restaurant.
    • Zoned C‑3 Commercial, offering a variety of potential uses (buyer to verify).
    • Two parcels totaling .85 acres with approximately 131 ft of road frontage.
    • Includes a 1200 sq ft brick workshop with roll‑up doors, personnel doors, and a 24' x 30' concrete staging pad with electric service.
    • Corner lot with frontage on both Main Street and Rosewood Dr, and fully fenced.
    • Existing 3‑bedroom, 1‑bath dwelling (1480 sq ft) on the property.

    Overview

    This investment opportunity is located at 1103 E Main Street in Dallas, NC, directly across from Pita Wheel Restaurant. The property consists of two parcels totaling 0.85 acres, zoned C-3 Commercial, which allows for a variety of uses that should be verified by the buyer or buyer's agent. The parcels have approximately 131 feet of road frontage on Main Street. The entire property is fenced and relatively level, situated on a corner location with frontage on both Main Street and Rosewood Dr. An older dwelling is located on the property, featuring 3 bedrooms and 1 full bath. This dwelling has had two additions over time, resulting in varying floor elevations and minimal updates. The dwelling has 1480 square feet; however, the den area, measuring 224 square feet, has a ceiling height of only 6'5" and has been removed from the overall square footage due to ANSI measurement restrictions. Additionally, there is a 1200 square foot brick workshop at the rear of the property, fronting Rosewood Dr. This building, previously a commercial business with a separate address of 1005 Rosewood Dr, includes personnel doors, two roll-up doors, and a 24' x 30' concrete staging pad with 208/240 single-phase electric service.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $23.8k $18.96
    − Vacancy −$1.8k −$1.42
    EGI $22.0k $17.54
    − OpEx −$6.6k −$5.26
    NOI $15.4k $12.28
    1,256 SF · lease $18.96/SF/yr · vacancy 7.50% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $220.3K
    $192.7K – $257.0K (±1% cap)
    NOI $15,419 @ 7.0% cap · market cap 5.93%
    Second Best
    Industrial
    $118.2K
    $103.4K – $137.9K (±1% cap)
    NOI $8,275 @ 7.0% cap · market cap 3.18%
    Theoretical Best
    Office A
    $395.3K
    $345.9K – $461.2K (±1% cap)
    NOI $27,672 @ 7.0% cap · market cap 10.64%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Dallas
    County
    Gaston
    State
    North Carolina
    Longitude
    -81.1622
    Latitude
    35.3123

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    FAQs

    What type of property is this?
    Commercial land - Two parcels totaling 0.85 acres with commercial zoning.
    Where is this commercial land located?
    The property is located at 1103 E Main Street E Dallas, NC.
    What is the asking price?
    The asking price for this property is $260,000.
    What are key features of this property?
    This property features: Prime commercial location on Main Street directly across from Pita Wheel Restaurant.; Zoned C‑3 Commercial, offering a variety of potential uses (buyer to verify).; Two parcels totaling .85 acres with approximately 131 ft of road frontage.
    (704) 865-3132
    We can help!
    Listing Contact
    MIKE MCSWAIN
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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.

    More about this property
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