Two-Story Medical Office
For Sale
$1,333,300
10255 Beach Dr SW, Calabash, NC 28467
Flexible professional layout with treatment rooms, reception areas, conference space, and multiple entrances.
Property Size6,776 SF
Price / SF$196.77
Days on Market53
Property Features for 10255 Beach Dr SW
General Information
Standard status
Active
Size
6,776 SF
Building Details
Year Built
1985
Listing Agency:
Keller Williams Innovate South dba Core Myrtle Beach
(843) 602-5690
Listed By:
Alton J Swann · License #356198
Source:
Barefootbrokers
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 29 at 8:06PM
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 Keller Williams Innovate South dba Core Myrtle Beach
Investment Insights
Based on property information with market context.
Built in 1985, this two-story medical office property presents a flexible professional layout with approximately 22 offices or treatment rooms, multiple reception and waiting areas, conference and flex spaces, three restrooms, and a kitchen or break room. Multiple front and side entrances support separate areas within the building, while marquee signage and a Low-Country architectural design add identifiable street presence. Interior and exterior paint is currently being refreshed, and the property includes crown molding and upgraded interior trim.
The building is located at 10255 Beach Dr SW in Calabash, less than one mile from the South Carolina state line at Little River. The approximately ½-acre property has on-site parking and frontage along Highway 179, with access to Calabash, Carolina Shores, Little River, North Myrtle Beach, Sunset Beach, Ocean Isle Beach, Shallotte, and Myrtle Beach.
The building is located at 10255 Beach Dr SW in Calabash, less than one mile from the South Carolina state line at Little River. The approximately ½-acre property has on-site parking and frontage along Highway 179, with access to Calabash, Carolina Shores, Little River, North Myrtle Beach, Sunset Beach, Ocean Isle Beach, Shallotte, and Myrtle Beach.
Key Highlights
- Approximately 22 offices or treatment rooms
- Multiple reception, waiting, conference, and flex areas
- Three restrooms plus kitchen or break room
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
$86,057
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
6.45%
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%
$1,721,140
$1.7M
Cap Rate 7%
$1,229,386
$1.2M
Cap Rate 9%
$956,189
$956.2K
Market Conditions
NOI Build-Up for 6,776 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
$141.5K $20.88/SF
− Vacancy
−$26.7K −$3.95/SF
EGI
$114.7K $16.93/SF
− OpEx
−$28.7K −$4.23/SF
NOI
$86.1K $12.70/SF
Area
Brunswick County, NC
Vacancy
18.90%
Lease Rate
$20.88 /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%
$1,721,140
Cap Rate 7%
$1,229,386
Cap Rate 9%
$956,189
Alternative Uses
Best Use
Office B
$1.23M
$1.08M – $1.43M
NOI $86,057 @ 7.0% cap · market cap 6.45%
Second Best
Healthcare Medical
$819.0K
$716.6K – $955.5K
NOI $57,328 @ 7.0% cap · market cap 4.30%
Theoretical Best
Multifamily LT 5
$82.97M
$72.60M – $96.80M
NOI $5,807,770 @ 7.0% cap · market cap 435.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
221
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28467, NC
11,770
Population
8,098
Households
1.5
Avg Household Size
65
Median Age
31%
College-Educated
97%
High-School Grad
17.4 sq mi
ZIP Area
676
Density / Sq Mi
$72,840
Median Household Income
$38,909
Median Earnings
$1,346
Median Rent
$281,000
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?
Medical Office Space - Flexible professional layout with treatment rooms, reception areas, conference space, and multiple entrances.
Where is this medical office space located?
The property is located at 10255 Beach Dr SW Calabash, NC.
What is the asking price?
The asking price for this property is $1,333,300.
What are key features of this property?
This property features: Approximately 22 offices or treatment rooms; Multiple reception, waiting, conference, and flex areas; Three restrooms plus kitchen or break room
