Gastonia Spa and Bath
For Sale
Contact for pricing
910-916 E Garrison Blvd, Gastonia, NC 28054
Turnkey spa and bath facility with income potential.
Property Size4,105 SF
Price / SF$219.24
Days on Market104
Property Features for 910-916 E Garrison Blvd
General Information
Standard status
Active
Size
4,105 SF
Class
C
Total Parking Spaces
4
Property subtype
Office, Retail
Zoning
C-1
Investment Type
Owner/User
Building Details
Units
19
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Realty
Listed By:
Ryan Pilsy · License #NC
Source:
Crexi
Added: May 20
Changed: Aug 24
Last Checked: Aug 29 at 8:45PM
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 Coldwell Banker Commercial Realty
Investment Insights
Based on property information with market context.
The property at 910-916 E. Garrison Boulevard is located along one of Gastonia's primary commercial corridors. It is configured as a therapeutic spa and bath facility featuring five fully plumbed spa rooms. The property is purpose-built for continued wellness use or readily adaptable for medical, aesthetic, or personal care operators. A portion of the building is leased to an existing tenant, providing immediate income diversification with a flexible layout supporting split-use configurations across wellness, medical, or professional office uses. The property offers turnkey operational infrastructure, existing income, and exceptional visibility along a high-traffic, four-lane arterial. Direct frontage on E. Garrison Boulevard provides full access via right-in/right-out and left-in/left-out turning movements, a prominent signage opportunity, and strong visibility to heavy daily traffic counts. Convenient proximity to Downtown Gastonia and major thoroughfares serves the broader Gaston County trade area. The property is well-suited for an owner-user seeking a built-out, income-producing platform or an investor targeting the growing wellness and medical-adjacent sectors in the Charlotte MSA's western submarkets. The building has a size of 4105 square feet.
Key Highlights
- High‑traffic location on E. Garrison Blvd with excellent visibility and accessibility.
- Turnkey therapeutic spa/bath facility with 5 fully plumbed spa rooms, adaptable for medical/aesthetic use.
- Existing tenant provides immediate income diversification.
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
$71,993
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
8.00%
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%
$1,439,860
$1.4M
Cap Rate 7%
$1,028,471
$1.0M
Cap Rate 9%
$799,922
$799.9K
Market Conditions
NOI Build-Up for 4,105 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
$106.9K $26.04/SF
− Vacancy
−$10.9K −$2.66/SF
EGI
$96.0K $23.38/SF
− OpEx
−$24.0K −$5.85/SF
NOI
$72.0K $17.54/SF
Area
Gaston 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%
$1,439,860
Cap Rate 7%
$1,028,471
Cap Rate 9%
$799,922
Alternative Uses
Best Use
Office B
$1.03M
$899.9K – $1.20M
NOI $71,993 @ 7.0% cap · market cap 8.00%
Second Best
Healthcare Medical
$816.8K
$714.7K – $952.9K
NOI $57,173 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,441 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
765
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28054, NC
40,548
Population
18,351
Households
2.2
Avg Household Size
40
Median Age
25%
College-Educated
90%
High-School Grad
19.3 sq mi
ZIP Area
2,101
Density / Sq Mi
$59,524
Median Household Income
$39,883
Median Earnings
$1,150
Median Rent
$220,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Triangle Health Interventions, Inc. — 1554-C, Union Rd Suite 3, Gastonia, NC 28054
- Gaston Acupuncture & Chinese — 839 Majestic Ct, Gastonia, NC 28054
- HC Wellness Center & Spa — 1308 E Garrison Blvd, Gastonia, NC 28054
- Healing Foundations Acupuncture — 211 S Chestnut St, Gastonia, NC 28054
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Turnkey spa and bath facility with income potential.
Where is this spa & wellness property located?
The property is located at 910-916 E Garrison Blvd Gastonia, NC.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: High‑traffic location on E. Garrison Blvd with excellent visibility and accessibility.; Turnkey therapeutic spa/bath facility with **5 fully plumbed spa rooms**, adaptable for medical/aesthetic use.; Existing tenant provides immediate income diversification.
