Oceanfront Retail
For Sale
$1,350,000
1-312 Carolina Beach Ave N, Carolina Beach, NC 28428
Unit 1 includes an oceanfront porch, commercial elevator, and fire sprinkler system in a central business district setting.
Property Size3,000 SF
Price / SF$450
Days on Market61
Property Features for 1-312 Carolina Beach Ave N
General Information
Standard status
Active
Size
3,000 SF
Additional Details
Sprinkler System
Yes
Amenities
oceanfront porch
commercial elevator
Listing Agency:
Nest Realty
(910) 550-2788
Listed By:
Michael Urti · License #294058
(910) 460-6890
Source:
Exprealty
Added: Jul 7
Changed: Sep 5
Last Checked: Sep 5 at 2:03PM
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 Nest Realty
Investment Insights
Based on property information with market context.
For sale: Unit 1 at 312 Carolina Beach Ave N, a single commercial space presented as an oceanfront property in the Central Business District. The offering is approximately 3,000 square feet and includes a spacious oceanfront porch, a commercial elevator, and a commercial fire sprinkler system.
The location is described as being just steps from the Carolina Beach Boardwalk, with nearby restaurants, shops, and entertainment. Public parking is also noted as available within approximately 500 feet, supporting convenient access for customers and clients.
This configuration is offered for a range of commercial uses, including retail, restaurant, office, or other compatible ventures, with the primary leasing and customer-facing appeal tied to the oceanfront presentation and the established boardwalk-adjacent setting.
The location is described as being just steps from the Carolina Beach Boardwalk, with nearby restaurants, shops, and entertainment. Public parking is also noted as available within approximately 500 feet, supporting convenient access for customers and clients.
This configuration is offered for a range of commercial uses, including retail, restaurant, office, or other compatible ventures, with the primary leasing and customer-facing appeal tied to the oceanfront presentation and the established boardwalk-adjacent setting.
Key Highlights
- Commercial Unit 1 at 312 Carolina Beach Avenue N in the Central Business District
- Approximately 3,000 SF oceanfront commercial space with a spacious oceanfront porch
- Includes a commercial elevator
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
$50,338
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
3.73%
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%
$1,006,760
$1.0M
Cap Rate 7%
$719,114
$719.1K
Cap Rate 9%
$559,311
$559.3K
Market Conditions
NOI Build-Up for 3,000 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
$69.5K $23.16/SF
− Vacancy
−$2.4K −$0.79/SF
EGI
$67.1K $22.37/SF
− OpEx
−$16.8K −$5.59/SF
NOI
$50.3K $16.78/SF
Area
New Hanover County, NC
Vacancy
3.40%
Lease Rate
$23.16 /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%
$1,006,760
Cap Rate 7%
$719,114
Cap Rate 9%
$559,311
Alternative Uses
Best Use
Office B
$719.1K
$629.2K – $839.0K
NOI $50,338 @ 7.0% cap · market cap 3.73%
Second Best
Retail
$612.2K
$535.7K – $714.3K
NOI $42,855 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$973.7K
$852.0K – $1.14M
NOI $68,159 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
607
Businesses Nearby
Explore this area
Business Placement
Demographics for 28428, NC
6,848
Population
6,268
Households
1.1
Avg Household Size
51
Median Age
48%
College-Educated
98%
High-School Grad
5.2 sq mi
ZIP Area
1,317
Density / Sq Mi
$87,670
Median Household Income
$41,138
Median Earnings
$1,515
Median Rent
$490,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Unit 1 includes an oceanfront porch, commercial elevator, and fire sprinkler system in a central business district setting.
Where is this retail space located?
The property is located at 1-312 Carolina Beach Ave N Carolina Beach, NC.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Commercial Unit 1 at 312 Carolina Beach Avenue N in the Central Business District; Approximately 3,000 SF oceanfront commercial space with a spacious oceanfront porch; Includes a commercial elevator
