Industrial Facility with Dock-High
For Sale
Contact for pricing
501 West Main Avenue, Gastonia, NC 28052
Downtown Gastonia industrial building offers dock-high and drive-in access with 18’ clear height.
Property Size21,480 SF
Price / SF$175
Days on Market70
Property Features for 501 West Main Avenue
General Information
Standard status
Active
Size
21,480 SF
Class
C
Property subtype
Industrial
Zoning
CBD
Lease Type
NNN
Warehouse & Industrial
Clear Height
18 ft
Dock-High Doors
4
Drive-In Doors
1
Building Details
Year Built
1985
Listing Agency:
Piedmont Properties
(404) 989-8432
Listed By:
Christian Samartino, SIOR · License #NC 293351
Source:
Crexi
Added: Jun 4
Changed: Aug 8
Last Checked: Aug 12 at 5:54AM
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 Piedmont Properties
Investment Insights
Based on property information with market context.
501 W Main Ave is a flexible industrial property offering space in the warehouse and manufacturing spectrum, with a total footprint of approximately 21,480 SF. The building includes a separate city counter component of approximately 2,000 SF, making it suitable for users needing an office or public-facing function alongside industrial operations. Site improvements support practical shipping and receiving needs with four dock-high doors and one drive-in door. The facility also provides approximately 18’ clear height to support a range of distribution, service, or light manufacturing requirements.
The property is positioned in the heart of downtown Gastonia at 501 West Main Avenue. It is zoned CBD by the City of Gastonia, and it sits within the FUSE District, a downtown mixed-use redevelopment initiative intended to increase activity and drive economic growth.
With multiple loading configurations and meaningful vertical clearance, the site can support tenants seeking a compact but functional industrial setup with the option to incorporate a city counter or other front-office use. The CBD zoning provides broad flexibility for adaptive use consistent with the building’s industrial form and the surrounding downtown redevelopment environment.
The property is positioned in the heart of downtown Gastonia at 501 West Main Avenue. It is zoned CBD by the City of Gastonia, and it sits within the FUSE District, a downtown mixed-use redevelopment initiative intended to increase activity and drive economic growth.
With multiple loading configurations and meaningful vertical clearance, the site can support tenants seeking a compact but functional industrial setup with the option to incorporate a city counter or other front-office use. The CBD zoning provides broad flexibility for adaptive use consistent with the building’s industrial form and the surrounding downtown redevelopment environment.
Key Highlights
- Industrial building on W Main Ave in downtown Gastonia, built in 1985
- Total space of 10,000 to 21,480 SF, including a 2,000 SF city counter component
- Loading features include four dock‑high doors and one drive‑in door
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
$156,106
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
4.15%
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%
$3,122,120
$3.1M
Cap Rate 7%
$2,230,086
$2.2M
Cap Rate 9%
$1,734,511
$1.7M
Market Conditions
NOI Build-Up for 21,480 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
$193.3K $9.00/SF
− Vacancy
−$9.7K −$0.45/SF
EGI
$183.7K $8.55/SF
− OpEx
−$27.5K −$1.28/SF
NOI
$156.1K $7.27/SF
Area
Gaston County, NC
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,122,120
Cap Rate 7%
$2,230,086
Cap Rate 9%
$1,734,511
Alternative Uses
Best Use
Warehouse
$2.23M
$1.95M – $2.60M
NOI $156,106 @ 7.0% cap · market cap 4.15%
Second Best
Industrial
$2.02M
$1.77M – $2.36M
NOI $141,522 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$6.76M
$5.92M – $7.89M
NOI $473,247 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
4
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 28052, NC
35,332
Population
15,561
Households
2.3
Avg Household Size
38
Median Age
16%
College-Educated
83%
High-School Grad
41.4 sq mi
ZIP Area
853
Density / Sq Mi
$46,015
Median Household Income
$34,339
Median Earnings
$1,058
Median Rent
$173,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Downtown Gastonia industrial building offers dock-high and drive-in access with 18’ clear height.
Where is this warehouse located?
The property is located at 501 West Main Avenue Gastonia, NC.
What is the asking price?
The asking price for this property is $3,759,000.
What are key features of this property?
This property features: Industrial building on W Main Ave in downtown Gastonia, built in 1985; Total space of 10,000 to 21,480 SF, including a 2,000 SF city counter component; Loading features include four dock‑high doors and one drive‑in door
