One-Story Standalone Office
For Sale
$399,000
1418 S York Road, Gastonia, NC 28052
Standalone one-story office building with dedicated parking, street-facing and side entrances, and a kitchenette plus two bathrooms.
Property Size1,955 SF
Days on Market31
Property Features for 1418 S York Road
General Information
Standard status
Active
Size
1,955 SF
Total Parking Spaces
20
Property subtype
Office
Amenities
kitchenette
Size: 0.42, Size Units: Acres
Days on Market: 18, Listing Price: 399000, Status: Active
Year Built: 1955, Construction Type: Site Built
City: Gastonia, State: NC, Zip: 28052, County: Gaston
Auction Y/N: 0
Building Details
Building Size
1,955 SF
Year Built
1955
Stories
1
Construction
brick
Listing Agency:
Cottage Keepers of Gaston County
(704) 718-6992
Listed By:
Katie Goforth
(704) 718-6992
Source:
Blackstreaminternational
Added: Jul 23
Changed: Aug 22
Last Checked: Aug 22 at 4:52AM
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 Cottage Keepers of Gaston County
Investment Insights
Based on property information with market context.
This standalone, primarily brick one-story commercial property is set up for small business use, with both a street-facing entrance and a side entrance. The interior is described as ready for a refresh, and the space includes two bathrooms and a kitchenette. A new HVAC system was installed in 2025.
The property is located along a highly visible commercial corridor just south of Gastonia’s historic districts, supporting convenient access for clients and staff. Ample on-site dedicated parking is available with 20+ spaces.
Overall, the single-story configuration and existing restrooms and kitchenette provide a straightforward foundation for an operator looking to update finishes while maintaining functional utilities and layout.
The property is located along a highly visible commercial corridor just south of Gastonia’s historic districts, supporting convenient access for clients and staff. Ample on-site dedicated parking is available with 20+ spaces.
Overall, the single-story configuration and existing restrooms and kitchenette provide a straightforward foundation for an operator looking to update finishes while maintaining functional utilities and layout.
Key Highlights
- Standalone one‑story primarily brick commercial property built in 1955
- Ample dedicated on‑site parking with 20+ spaces for clients and/or staff
- Street‑facing and side entrance layout for convenient access
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
$34,287
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
8.59%
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%
$685,740
$685.7K
Cap Rate 7%
$489,814
$489.8K
Cap Rate 9%
$380,967
$381.0K
Market Conditions
NOI Build-Up for 1,955 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
$50.9K $26.04/SF
− Vacancy
−$5.2K −$2.66/SF
EGI
$45.7K $23.38/SF
− OpEx
−$11.4K −$5.85/SF
NOI
$34.3K $17.54/SF
Area
Gaston County, NC
Vacancy
10.20%
Lease Rate
$26.04 /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%
$685,740
Cap Rate 7%
$489,814
Cap Rate 9%
$380,967
Alternative Uses
Best Use
Office B
$489.8K
$428.6K – $571.5K
NOI $34,287 @ 7.0% cap · market cap 8.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$615.3K
$538.4K – $717.9K
NOI $43,073 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Standalone one-story office building with dedicated parking, street-facing and side entrances, and a kitchenette plus two bathrooms.
Where is this office building located?
The property is located at 1418 S York Road Gastonia, NC.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Standalone one‑story primarily brick commercial property built in 1955; Ample dedicated on‑site parking with 20+ spaces for clients and/or staff; Street‑facing and side entrance layout for convenient access
