Turnkey NNN Retail
For Sale
$500,000
108 E Main Avenue, Gastonia, NC 28052
NNN retail investment in Downtown Gastonia, NC.
Property Size1,767 SF
Days on Market174
Property Features for 108 E Main Avenue
General Information
Standard status
Active
Size
1,767 SF
Property subtype
Retail
Zoning
CBD
Building Details
Building Size
1,767 SF
Year Built
1912
Listing Agency:
Coldwell Banker Realty - Ballantyne
Listed By:
Ryan Pilsy · License #309014
(980) 339-9174
Source:
Cbcworldwide
Added: Apr 2
Changed: Sep 16
Last Checked: Sep 22 at 1:02PM
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 Coldwell Banker Realty - Ballantyne
Investment Insights
Based on property information with market context.
Located in the heart of Downtown Gastonia, NC, 108 E. Main Ave. is a turnkey NNN retail investment opportunity. The property is priced at $500,000 and offers an 8.04% cap rate based on an annual in-place income of $40,200. The property is situated on E. Main Ave. in Gastonia’s primary downtown commercial corridor, providing strong street visibility. Downtown Gastonia has experienced sustained public and private investment across its arts, dining, and entertainment district, leading to increased foot traffic and retailer demand. The property benefits from direct I-85 access and is approximately 25 minutes from Charlotte’s urban core. The building is well-maintained with no deferred maintenance. The HVAC system was replaced in 2022, and the roof was replaced in 2015. The property is fully occupied by Marty’s LLC, an established CBD retailer with locations in Gastonia and Hickory, NC. The tenant is operating under a three-year NNN lease commencing in June 2025, which includes three one-year renewal options and a 3% annual rent escalation. The lease is personally guaranteed by the principal.
Key Highlights
- Turnkey NNN retail investment with zero landlord responsibilities.
- 8.04% cap rate on $40,200 in annual in‑place income.**
- Located in Downtown Gastonia, a revitalizing area.
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
$21,693
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
4.34%
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%
$433,860
$433.9K
Cap Rate 7%
$309,900
$309.9K
Cap Rate 9%
$241,033
$241.0K
Market Conditions
NOI Build-Up for 1,767 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
$33.5K $18.96/SF
− Vacancy
−$2.5K −$1.42/SF
EGI
$31.0K $17.54/SF
− OpEx
−$9.3K −$5.26/SF
NOI
$21.7K $12.28/SF
Area
Gaston County, NC
Vacancy
7.50%
Lease Rate
$18.96 /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%
$433,860
Cap Rate 7%
$309,900
Cap Rate 9%
$241,033
Alternative Uses
Best Use
Retail
$309.9K
$271.2K – $361.6K
NOI $21,693 @ 7.0% cap · market cap 4.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$556.2K
$486.6K – $648.9K
NOI $38,931 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,380
Businesses Nearby
66k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 95%
Hotels & Casinos 5%
QuikTrip
Shops & Services
30,806 visits/mo
0.4 miles
Wells Fargo
Shops & Services
8,496 visits/mo
0.0 miles
Dollar General
Shops & Services
7,015 visits/mo
0.5 miles
Truist
Shops & Services
6,542 visits/mo
0.2 miles
PLS Financial Services
Shops & Services
5,055 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail 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?
Retail space - NNN retail investment in Downtown Gastonia, NC.
Where is this retail space located?
The property is located at 108 E Main Avenue Gastonia, NC.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Turnkey NNN retail investment with zero landlord responsibilities.; 8.04% cap rate on $40,200 in annual in‑place income.**; Located in Downtown Gastonia, a revitalizing area.
