Downtown Retail
For Sale
$274,900
414 Main Avenue, Gastonia, NC 28052
Retail property for sale featuring 1,628 sq. ft. on 0.18 acres in the Central Business District.
Property Size1,628 SF
Lot Size0.18 Acres
Price / SF$168.86
Days on Market544
Property Features for 414 Main Avenue
General Information
Standard status
Active
Size
1,628 SF
Lot size
0.18 Acres
Property subtype
Retail
Amenities
3
Driveway.
Level
Level.
Building Details
Year Built
1958
Listing Agency:
(704) 887-6600
Listed By:
Keller Williams Ballantyne Area
(704) 594-1270
Source:
Xome
Added: Mar 13, 2025
Changed: Sep 2
Last Checked: Sep 7 at 6:05AM
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 Keller Williams Ballantyne Area
Investment Insights
Based on property information with market context.
This for-sale retail property consists of 1,628 sq. ft. situated on 0.18 acres. The building is located at 414 W. Main Avenue in the Central Business District.
The property is described as being just blocks from Ghost Pepper Baseball Stadium and within the Social District. The offering is presented as suitable for retail, office, or mixed-use development based on the owner’s stated intended flexibility.
The property is described as being just blocks from Ghost Pepper Baseball Stadium and within the Social District. The offering is presented as suitable for retail, office, or mixed-use development based on the owner’s stated intended flexibility.
Key Highlights
- 1,628 sq. ft. retail property for sale on 0.18 acres in the Central Business District (CBD)
- Located at 414 W. Main Ave in downtown Gastonia
- Guest facilities: 3
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
$19,986
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
7.27%
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%
$399,720
$399.7K
Cap Rate 7%
$285,514
$285.5K
Cap Rate 9%
$222,067
$222.1K
Market Conditions
NOI Build-Up for 1,628 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
$30.9K $18.96/SF
− Vacancy
−$2.3K −$1.42/SF
EGI
$28.6K $17.54/SF
− OpEx
−$8.6K −$5.26/SF
NOI
$20.0K $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%
$399,720
Cap Rate 7%
$285,514
Cap Rate 9%
$222,067
Alternative Uses
Best Use
Retail
$285.5K
$249.8K – $333.1K
NOI $19,986 @ 7.0% cap · market cap 7.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$512.4K
$448.4K – $597.8K
NOI $35,868 @ 7.0% cap · market cap 13.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Hotels & Casinos 15%
Wells Fargo
Shops & Services
8,496 visits/mo
0.4 miles
Truist
Shops & Services
6,542 visits/mo
0.2 miles
The Esquire Hotel Downtown Gastonia, Ascend Hotel Collection
Hotels & Casinos
3,451 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
1,711 visits/mo
0.2 miles
Mr. Tire
Shops & Services
1,197 visits/mo
0.1 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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property for sale featuring 1,628 sq. ft. on 0.18 acres in the Central Business District.
Where is this retail space located?
The property is located at 414 Main Avenue Gastonia, NC.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: 1,628 sq. ft. retail property for sale on 0.18 acres in the Central Business District (CBD); Located at 414 W. Main Ave in downtown Gastonia; Guest facilities: 3
