Office Building with Open
For Sale
$495,000
204 E Bayshore Boulevard, Jacksonville, NC 28540
Commercial Sale, Jacksonville, NC
Property Size2,019 SF
Lot Size0.56 Acres
Price / SF$245.17
Days on Market130
Property Features for 204 E Bayshore Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
OI
Parking features
Parking Lot
Subdivision
Bayshore Estates
Lot features
Corner Lot
Directions
In 0.5 miles, turn right onto Marine Blvd (US-17 Business) Continue straight on Marine Blvd for approximately 2.5 miles In 2.5 miles, turn left onto E Bayshore Blvd Continue on E Bayshore Blvd for 0.3 miles Property will be on the right at 204 E Bayshore Blvd
Standard status
Active
APN
421-48
Size
2,019 SF
Lot size
0.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L13 & L14 B4 BAYSHORE ESTATES
Tax Annual Amount
2295
Legal Description
L13 & L14 B4 BAYSHORE ESTATES
Utilities
Heating system
Heat Pump (Heating), Forced Air, Electric (Heating)
Cooling system
Central Air, Heat Pump
Amenities
two bathrooms
dedicated office space
functional kitchen area
private side entrance
on site shed
Building Details
Year built
1978
Flooring type
Lvt/lvp, Laminate
Building materials
Brick, Wood Frame
Roof type
Shingle
Listing Agency:
Coldwell Banker Sea Coast Advantage-Hampstead
(910) 270-8880
Listed By:
Diane M Castro-Perez · License #245995
(910) 467-7642
Added: Apr 20
Changed: Aug 19
Last Checked: Aug 27 at 12:06PM
MLS# 100568448
Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,019-square-foot office building, constructed in 1978, offers an open interior arrangement supported by dedicated office space, two bathrooms, and a kitchen area. A separate side entry provides an additional point of access, while an on-site shed adds storage. Brick and wood-frame construction, LVT/LVP and laminate flooring, central air, and heat-pump systems are among the existing improvements.
The property occupies 0.56 acres at 204 E Bayshore Boulevard in Jacksonville, NC 28540. A parking lot serves the building, providing on-site vehicle accommodation. The property is zoned OI and combines office-oriented space with meeting or collaborative work areas in a downtown Jacksonville setting.
The property occupies 0.56 acres at 204 E Bayshore Boulevard in Jacksonville, NC 28540. A parking lot serves the building, providing on-site vehicle accommodation. The property is zoned OI and combines office-oriented space with meeting or collaborative work areas in a downtown Jacksonville setting.
Key Highlights
- 2,019 square feet of office building area
- 0.56‑acre property at 204 E Bayshore Boulevard, Jacksonville, NC 28540
- OI zoning
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
$23,168
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
4.68%
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%
$463,360
$463.4K
Cap Rate 7%
$330,971
$331.0K
Cap Rate 9%
$257,422
$257.4K
Market Conditions
NOI Build-Up for 2,019 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
$36.3K $18.00/SF
− Vacancy
−$5.5K −$2.70/SF
EGI
$30.9K $15.30/SF
− OpEx
−$7.7K −$3.82/SF
NOI
$23.2K $11.48/SF
Area
Onslow County, NC
Vacancy
15.00%
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%
$463,360
Cap Rate 7%
$330,971
Cap Rate 9%
$257,422
Alternative Uses
Best Use
Office B
$331.0K
$289.6K – $386.1K
NOI $23,168 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$438.6K
$383.8K – $511.7K
NOI $30,702 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
902
Businesses Nearby
Explore this area
Business Placement
Demographics for 28540, NC
49,739
Population
21,466
Households
2.3
Avg Household Size
32
Median Age
23%
College-Educated
92%
High-School Grad
110.3 sq mi
ZIP Area
451
Density / Sq Mi
$61,462
Median Household Income
$32,313
Median Earnings
$1,014
Median Rent
$201,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - OI-zoned commercial property with meeting, office, kitchen, storage, and parking capabilities in Jacksonville.
Where is this office building located?
The property is located at 204 E Bayshore Boulevard Jacksonville, NC.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,019 square feet of office building area; 0.56‑acre property at 204 E Bayshore Boulevard, Jacksonville, NC 28540; OI zoning
