Office/Warehouse on Hwy
For Sale
$975,000
1740 Fallston Road, Shelby, NC 28150
Office and warehouse space with loading dock and roll-up door.
Property Size3,604 SF
Price / SF$270.53
Days on Market211
Property Features for 1740 Fallston Road
General Information
Standard status
Active
Size
3,604 SF
Property subtype
Commercial
Building Details
Year Built
2003
Listing Agency:
DIANE LEDBETTER REAL ESTATE
(704) 481-7523
Listed By:
DIANE LEDBETTER · License #181896
Source:
Corcoran
Added: Jan 21
Changed: Aug 18
Last Checked: Aug 20 at 6:57AM
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 DIANE LEDBETTER REAL ESTATE
Investment Insights
Based on property information with market context.
This property features office and warehouse space situated on Hwy 18N, with additional access from North Post Road. The building includes a covered area equipped with a 14 ft roll-up door and a loading dock. The front roof has been replaced. The layout comprises office space at the front and warehouse space at the back, with a full bathroom and an additional half bathroom. The office space measures 3604 square feet and is heated, while the warehouse provides 5069 square feet of unheated space.
Key Highlights
- Office and warehouse space totaling 8,673 sq ft.
- Convenient location on Hwy 18N with additional access from North Post Road.
- Loading dock for efficient material handling.
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
$32,679
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
3.35%
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%
$653,580
$653.6K
Cap Rate 7%
$466,843
$466.8K
Cap Rate 9%
$363,100
$363.1K
Market Conditions
NOI Build-Up for 3,604 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
$54.1K $15.00/SF
− Vacancy
−$3.8K −$1.05/SF
EGI
$50.3K $13.95/SF
− OpEx
−$17.6K −$4.88/SF
NOI
$32.7K $9.07/SF
Area
Cleveland County, NC
Vacancy
7.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$653,580
Cap Rate 7%
$466,843
Cap Rate 9%
$363,100
Alternative Uses
Best Use
Flex RnD
$466.8K
$408.5K – $544.7K
NOI $32,679 @ 7.0% cap · market cap 3.35%
Second Best
Industrial
$312.4K
$273.3K – $364.4K
NOI $21,865 @ 7.0% cap · market cap 2.24%
Theoretical Best
Office A
$915.3K
$800.9K – $1.07M
NOI $64,068 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28150, NC
28,517
Population
13,482
Households
2.1
Avg Household Size
44
Median Age
24%
College-Educated
90%
High-School Grad
109.5 sq mi
ZIP Area
260
Density / Sq Mi
$53,027
Median Household Income
$36,843
Median Earnings
$793
Median Rent
$195,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Office and warehouse space with loading dock and roll-up door.
Where is this flex space located?
The property is located at 1740 Fallston Road Shelby, NC.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Office and warehouse space totaling 8,673 sq ft.; Convenient location on Hwy 18N with additional access from North Post Road.; Loading dock for efficient material handling.
