Industrial Property Near Monroe,
For Sale
Contact for pricing
4308 Pageland Hwy, Monroe, NC
14,784 SF industrial property on 10.84 acres for sale.
Property Size14,784 SF
Lot Size10.85 Acres
Price / SF$131.90
Days on Market275
Property Features for 4308 Pageland Hwy
General Information
Standard status
Active
Size
14,784 SF
Lot size
10.85 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Whiteside Properties
(704) 222-1033
Listed By:
Tucker Hicks · License #325412
(704) 222-1033
Source:
Moodyscre
Added: Nov 13, 2025
Changed: Aug 8
Last Checked: Aug 14 at 12:27PM
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 Whiteside Properties
Investment Insights
Based on property information with market context.
Available for sale is a 14,784 square foot industrial property situated on 10.84 acres. The property is located off Pageland Highway and is zoned HC CZ, offering options for heavy equipment uses. The site is located a short distance from Monroe, North Carolina, and provides convenient access to Charlotte, North Carolina.
Key Highlights
- 14,784 SF property on 10.84 AC
- Zoned HC CZ, allowing for heavy equipment uses
- Located right off Pageland Hwy
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
$97,405
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
5.00%
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%
$1,948,100
$1.9M
Cap Rate 7%
$1,391,500
$1.4M
Cap Rate 9%
$1,082,278
$1.1M
Market Conditions
NOI Build-Up for 14,784 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
$147.2K $9.96/SF
− Vacancy
−$8.1K −$0.55/SF
EGI
$139.1K $9.41/SF
− OpEx
−$41.7K −$2.82/SF
NOI
$97.4K $6.59/SF
Area
Union County, NC
Vacancy
5.50%
Lease Rate
$9.96 /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%
$1,948,100
Cap Rate 7%
$1,391,500
Cap Rate 9%
$1,082,278
Alternative Uses
Best Use
Industrial
$1.39M
$1.22M – $1.62M
NOI $97,405 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.57M
$4.00M – $5.33M
NOI $319,654 @ 7.0% cap · market cap 16.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 14,784 SF industrial property on 10.84 acres for sale.
Where is this industrial property located?
The property is located at 4308 Pageland Hwy Monroe, NC.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 14,784 SF property on 10.84 AC; Zoned HC CZ, allowing for heavy equipment uses; Located right off Pageland Hwy
