Building Details

Building Size 2,338 SF

Year Built 2005

Listing Agency: RE/MAX t***@remax.net Show Phone

Listed By: Tracy Whisnant · License #247445 Show Phone

Source: Remaxcommercial

Added: Sep 25, 2025 Changed: Aug 8 Last Checked: Aug 21 at 3:52AM

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Investment Insights

Based on property information with market context.

This brick and concrete building, situated just outside the city limits of Fallston, North Carolina, presents a business opportunity in a high-visibility, high-traffic area. The approximately 2,338 square foot structure is located on an approximately 1.04 acre lot with an asphalt drive and ample parking. The building was formerly used as a bank and is currently used as a drive-through convenience store. Interior features include a lobby, a drive-through window, a bank vault, four offices, an equipment/mechanical room, a kitchen/break room, and a half bath that is handicap accessible. The building is equipped with heat pump units located on the roof.

Key Highlights

• High visibility/high traffic location just outside city limits.
• Drive‑through convenience store setup with existing drive‑through window.
• Brick & concrete building (approx 2,338 sq ft) on a 1.04 acre lot.

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

$29,543

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

6.64%

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%

$590,860 $590.9K

Cap Rate 7%

$422,043 $422.0K

Cap Rate 9%

$328,256 $328.3K

Market Conditions

NOI Build-Up for 2,338 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

$42.1K $18.00/SF

− Vacancy

−$2.7K −$1.15/SF

EGI

$39.4K $16.85/SF

− OpEx

−$9.8K −$4.21/SF

NOI

$29.5K $12.64/SF

Area

Cleveland County, NC

Vacancy

6.40%

Lease Rate

$18.00 /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%

$590,860

Cap Rate 7%

$422,043

Cap Rate 9%

$328,256

Alternative Uses

Best Use

Specialty Retail

$422.0K

$369.3K – $492.4K (±1% cap)

NOI $29,543 @ 7.0% cap · market cap 6.64%

Second Best

Retail

$400.2K

$350.2K – $466.9K (±1% cap)

NOI $28,015 @ 7.0% cap · market cap 6.30%

Theoretical Best

Office A

$593.7K

$519.5K – $692.7K (±1% cap)

NOI $41,562 @ 7.0% cap · market cap 9.34%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Banks

Suggested Use

Top Pick Electrical Service Auto Parts Store Dental Office Storage Facility Furniture & Home Goods Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

75

Businesses Nearby

Explore this area Business Placement

Demographics for 28090, NC

7,870

Population

3,413

Households

2.3

Avg Household Size

45

Median Age

19%

College-Educated

83%

High-School Grad

93.7 sq mi

ZIP Area

84

Density / Sq Mi

$52,224

Median Household Income

$41,028

Median Earnings

$680

Median Rent

$140,200

Median Home Value

Market

Vacancy Rate% for Retail in South region

7% 2020

6.2% 2021

5.1% 2022

4.8% 2023

4.9% 2024

5.4% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Bank - 2338 sq ft building on 1.04 acre lot.

Where is this bank located?

The property is located at 4541 Fallston Road Lawndale, NC.

What is the asking price?

The asking price for this property is $445,000.

What are key features of this property?

This property features: High visibility/high traffic location just outside city limits.; Drive‑through convenience store setup with existing drive‑through window.; Brick & concrete building (approx 2,338 sq ft) on a 1.04 acre lot.