Manufacturing Facility with Additional
For Sale
$1,750,000
4312 Providence Mill Rd, Maiden, NC 28650
Two-building commercial property supporting manufacturing, storage, distribution, and flex-space applications.
Property Size13,992 SF
Lot Size3.92 Acres
Price / SF$125.07
Days on Market95
Property Features for 4312 Providence Mill Rd
General Information
Standard status
Active
Size
13,992 SF
Lot size
3.92 Acres
Zoning
C-2 Commercial
Taxes and HOA fees
Annual Taxes
$3,243
Building Details
Buildings
2
Listing Agency:
Total Performance Realty LLC
(919) 478-2873
Listed By:
Lisa Lynn Kicak · License #308407
(919) 478-2873
Source:
Exprealty
Added: May 19
Changed: Aug 21
Last Checked: Aug 21 at 12:45PM
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 Total Performance Realty LLC
Investment Insights
Based on property information with market context.
This manufacturing-oriented commercial property includes two industrial buildings on approximately 3.92 acres in C-2 Commercial zoning. The main facility contains approximately 13,992 square feet, while a separate 4,000-square-foot building adds space for production, storage, offices, or operational support. Together, the improvements total nearly 18,000 square feet.
The property is located at 4312 Providence Mill Rd in Maiden, North Carolina, within Catawba County. Interstate 40 is approximately 15 miles away, providing access to regional transportation routes across western and central North Carolina. The sale also includes parcel #364716736165.
The property is located at 4312 Providence Mill Rd in Maiden, North Carolina, within Catawba County. Interstate 40 is approximately 15 miles away, providing access to regional transportation routes across western and central North Carolina. The sale also includes parcel #364716736165.
Key Highlights
- Approximately 3.92 acres with C‑2 Commercial zoning
- Two industrial buildings totaling nearly 18,000 square feet
- Primary facility contains approximately 13,992 square feet
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
$142,577
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
8.15%
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%
$2,851,540
$2.9M
Cap Rate 7%
$2,036,814
$2.0M
Cap Rate 9%
$1,584,189
$1.6M
Market Conditions
NOI Build-Up for 13,992 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
$238.4K $17.04/SF
− Vacancy
−$19.1K −$1.36/SF
EGI
$219.3K $15.68/SF
− OpEx
−$76.8K −$5.49/SF
NOI
$142.6K $10.19/SF
Area
Catawba County, NC
Vacancy
8.00%
Lease Rate
$17.04 /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%
$2,851,540
Cap Rate 7%
$2,036,814
Cap Rate 9%
$1,584,189
Alternative Uses
Best Use
Flex RnD
$2.04M
$1.78M – $2.38M
NOI $142,577 @ 7.0% cap · market cap 8.15%
Second Best
Warehouse
$1.27M
$1.11M – $1.49M
NOI $89,119 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$4.09M
$3.58M – $4.77M
NOI $286,108 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 28650, NC
12,982
Population
5,390
Households
2.4
Avg Household Size
43
Median Age
19%
College-Educated
89%
High-School Grad
48.6 sq mi
ZIP Area
267
Density / Sq Mi
$71,784
Median Household Income
$46,810
Median Earnings
$793
Median Rent
$209,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Two-building commercial property supporting manufacturing, storage, distribution, and flex-space applications.
Where is this manufacturing property located?
The property is located at 4312 Providence Mill Rd Maiden, NC.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Approximately 3.92 acres with C‑2 Commercial zoning; Two industrial buildings totaling nearly 18,000 square feet; Primary facility contains approximately 13,992 square feet
