Corner Office
For Sale
Contact for pricing
Pending
2415 E Main Street, Lincolnton, NC 28092
For sale corner office property in downtown Lincolnton within the G-B district, supporting office and certain retail/service uses.
Property Size3,000 SF
Days on Market53
Property Features for 2415 E Main Street
General Information
Standard status
Pending
Size
3,000 SF
Total Parking Spaces
12
Property subtype
Office
Zoning
General Business
Investment Type
Redevelopment
Building Details
Stories
2
Listing Agency:
Avison Young - Charlotte
(704) 512-0231
Listed By:
Nick Claudio · License #NC
Source:
Crexi
Added: Jun 19
Changed: Aug 8
Last Checked: Aug 9 at 2:05PM
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 Avison Young - Charlotte
Investment Insights
Based on property information with market context.
2415 E Main Street is a for-sale corner office building located on East Main Street and Lawing Street in downtown Lincolnton. The property sits at a multi-street corner and is positioned among surrounding businesses and residential neighborhoods.
According to the G-B district described for the area, permitted locations include offices, service uses, and businesses retailing durable and convenience goods for the community as a whole. This framework can be relevant for tenants or buyers evaluating office-oriented space that may also align with service or select retail uses consistent with the district.
The building’s corner position and office designation make it a practical fit for professional services and office users seeking a downtown setting with immediate adjacency to both businesses and residences. As always, prospective tenants and buyers should confirm exact use eligibility and any applicable requirements with local authorities under the G-B district. For anyone focused on an owner-occupied or business-used office scenario, the property provides a straightforward option within a broader mix of community-serving establishments described for the district.
According to the G-B district described for the area, permitted locations include offices, service uses, and businesses retailing durable and convenience goods for the community as a whole. This framework can be relevant for tenants or buyers evaluating office-oriented space that may also align with service or select retail uses consistent with the district.
The building’s corner position and office designation make it a practical fit for professional services and office users seeking a downtown setting with immediate adjacency to both businesses and residences. As always, prospective tenants and buyers should confirm exact use eligibility and any applicable requirements with local authorities under the G-B district. For anyone focused on an owner-occupied or business-used office scenario, the property provides a straightforward option within a broader mix of community-serving establishments described for the district.
Key Highlights
- Corner office property at 2415 E Main Street in downtown Lincolnton.
- Located on the corner of East Main Street and Lawing Street.
- Within the G‑B district, supporting office, service uses, and certain retail/service businesses.
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
$52,614
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
9.15%
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%
$1,052,280
$1.1M
Cap Rate 7%
$751,629
$751.6K
Cap Rate 9%
$584,600
$584.6K
Market Conditions
NOI Build-Up for 3,000 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
$78.1K $26.04/SF
− Vacancy
−$8.0K −$2.66/SF
EGI
$70.2K $23.38/SF
− OpEx
−$17.5K −$5.85/SF
NOI
$52.6K $17.54/SF
Area
Lincoln 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%
$1,052,280
Cap Rate 7%
$751,629
Cap Rate 9%
$584,600
Alternative Uses
Best Use
Office B
$751.6K
$657.7K – $876.9K
NOI $52,614 @ 7.0% cap · market cap 9.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$944.2K
$826.2K – $1.10M
NOI $66,096 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
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
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 - For sale corner office property in downtown Lincolnton within the G-B district, supporting office and certain retail/service uses.
Where is this office building located?
The property is located at 2415 E Main Street Lincolnton, NC.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Corner office property at 2415 E Main Street in downtown Lincolnton.; Located on the corner of East Main Street and Lawing Street.; Within the G‑B district, supporting office, service uses, and certain retail/service businesses.
