Signalized-Intersection Retail
New
For Sale
$500,000
2303 E Main Street, Lincolnton, NC 28092
Commercial Sale, Lincolnton, NC
Property Size3,100 SF
Lot Size0.36 Acres
Price / SF$161.29
Days on Market6
Property Features for 2303 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
G-B
Zoning description
G-B
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
Parking Lot
Lot features
Corner Lot, Level
Directions
Hwy 27/150 to Lincolnton. Property is located on the East Side of Town at the intersection of E Main St and Huss St.
Standard status
Active
APN
22430
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
HUSS LOT E MAIN ST
Legal Description
HUSS LOT E MAIN ST
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Amenities
plumbing in place for two bathrooms
two storefront entrances
Building Details
Year built
1929
Floors in Building
1
Flooring type
Concrete
Building materials
Brick Partial, Block, Vinyl
Roof type
Metal
Listing Agency:
Marc 1 Realty
(704) 489-1339
Listed By:
Grant Mosteller · License #153500
(704) 472-8866
Added: Sep 9
Changed: Sep 12
Last Checked: Sep 14 at 8:06AM
MLS# 4422845
Copyright © 2026 Canopy MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail storefront dates to 1929 and offers an interior prepared for redevelopment, with the space opened to the studs for a customized buildout. Two separate entrances can support distinct areas within the building, while plumbing is installed for two bathrooms. The property includes a metal roof, concrete flooring, central heating and cooling, natural gas service, and a parking lot.
Set at a signalized intersection along an established Lincolnton business corridor, the property records 27,500+ average annual daily traffic based on 2024 NCDOT counts. The 0.36-acre site is zoned G-B and served by public sewer, with cable available. Its open configuration and existing access points can accommodate a range of retail, office, food-service, studio, or service uses, subject to applicable approvals.
Set at a signalized intersection along an established Lincolnton business corridor, the property records 27,500+ average annual daily traffic based on 2024 NCDOT counts. The 0.36-acre site is zoned G-B and served by public sewer, with cable available. Its open configuration and existing access points can accommodate a range of retail, office, food-service, studio, or service uses, subject to applicable approvals.
Key Highlights
- 27,500+ average annual daily traffic based on 2024 NCDOT counts
- 0.36‑acre retail site at a signalized intersection
- Interior opened to the studs for a customized buildout
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
$38,057
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
7.61%
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%
$761,140
$761.1K
Cap Rate 7%
$543,671
$543.7K
Cap Rate 9%
$422,856
$422.9K
Market Conditions
NOI Build-Up for 3,100 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
$58.8K $18.96/SF
− Vacancy
−$4.4K −$1.42/SF
EGI
$54.4K $17.54/SF
− OpEx
−$16.3K −$5.26/SF
NOI
$38.1K $12.28/SF
Area
Lincoln 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%
$761,140
Cap Rate 7%
$543,671
Cap Rate 9%
$422,856
Alternative Uses
Best Use
Retail
$543.7K
$475.7K – $634.3K
NOI $38,057 @ 7.0% cap · market cap 7.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$975.7K
$853.7K – $1.14M
NOI $68,299 @ 7.0% cap · market cap 13.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28092, NC
38,719
Population
17,332
Households
2.2
Avg Household Size
43
Median Age
20%
College-Educated
87%
High-School Grad
119.9 sq mi
ZIP Area
323
Density / Sq Mi
$62,625
Median Household Income
$41,155
Median Earnings
$937
Median Rent
$220,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Open interior with dual entrances, bathroom plumbing, and parking supports a customizable retail or service-oriented buildout.
Where is this storefront property located?
The property is located at 2303 E Main Street Lincolnton, 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: 27,500+ average annual daily traffic based on 2024 NCDOT counts; 0.36‑acre retail site at a signalized intersection; Interior opened to the studs for a customized buildout
