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    1191 Ocean Blvd Rye, NH 03870

    Sponsored
    For Sale
    $4,500,000

    Land - Rye, NH

    Lot size:
    0.88 Acres
    Days on Market:
    153
    Last Refresh:
    Jan 20 at 3:06 pm

    Property Features for 1191 Ocean Blvd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    BUS, RES, MDL
    Lot size
    0.88 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Brett Mulvey

    Jalbert Realty Inc. (603) 964-8028 [email protected]

    Listing agent Brett Mulvey (603) 964-8028

    Listing date Aug 21, 2025

    MLS# 5057292 Listing URL

    Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Ocean Boulevard Development Opportunity

    This property presents an extraordinary development opportunity on Rye’s Ocean Boulevard, situated moments from Wallis Sands Beach. The site comprises two adjoining parcels featuring direct marsh frontage and potential for ocean views. The property is zoned BUS, RES, and MDL, allowing for various development options, such as a single-family coastal estate, luxury condominiums, or mixed-use projects. The location offers proximity to the beach, integrating the natural beauty of the Seacoast into everyday life. The site allows for designs that capture Atlantic sunrises and marsh sunsets, with potential for ocean breezes. The property includes ample parking and existing utilities. Expansion potential exists to maximize views. The site provides a canvas for a project in a desirable beachside location. The property is currently rented as a restaurant and four residential units. The lot size is 0.88 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Kooks Cafe & Beach ... Cafe

    Suggested Use

    Restaurant Realty agency Gym & Fitness Hotel & Motel Bar & Pub Convenience Store Bed & Breakfast Seafood Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rye
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -70.7335233
    Latitude
    43.0228647

    Nearby Similar for Sale

    • $4,500,000
      4,847 SF

      Ocean Boulevard Multi-Family Investment

      Investment opportunity near Wallis Sands Beach with redevelopment potential.
      1191 Ocean Blvd, Rye, NH 03870
      View Details
    • $5,495,000
      52,507 SF

      Rye, NH Mixed-Use Investment

      Historic Inn & Retail Complex, High ROI
      150 Lafayette Rd, Rye, NH 03870
      View Details

    FAQs

    What type of property is this?
    Commercial land - Development opportunity near Wallis Sands Beach with ocean view potential.
    Where is this commercial land located?
    The property is located at 1191 Ocean Blvd Rye, NH.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: - Prime location on Rye's Ocean Boulevard, steps from Wallis Sands Beach.; - Development opportunity with potential for ocean views and marsh frontage.; - Flexible building options: single-family estate, luxury condominiums, or mixed-use development.
    (603) 964-8028
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    1191 Ocean Blvd Rye, NH 03870
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1191 Ocean Blvd Rye, NH 03870
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    We can help!
    Listing Contact
    Brett Mulvey
    (603) 964-8028
    Learn more
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