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    1191 Ocean Blvd Rye, NH 03870

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    For Sale
    $4,500,000

    Rare opportunity: five residential units plus seasonal restaurant near beach.

    Lot size:
    0.88 Acres

    Property Features for 1191 Ocean Blvd

    General Information

    Property type
    Investment
    Standard status
    Active
    Lot size
    0.88 Acres

    Building Details

    Year built
    1958

    We can help!

    Listing Contact
    Brett Mulvey
    Source: Elliman

    Listing Agent: Brett Mulvey

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Coastal Mixed-Use Investment Opportunity

    This property presents an investment opportunity along Ocean Boulevard, situated moments from Wallis Sands Beach. The offering includes five residential units and a seasonal restaurant, providing rental income and redevelopment potential in a coastal setting. The property at 1193 Ocean Boulevard features two one-bedroom, one-bathroom apartments on the first floor and a three-bedroom residence on the second floor. The property at 1191 Ocean Boulevard includes a first-floor studio apartment, along with a seasonal restaurant and bar. The restaurant has indoor dining, outdoor seating, a takeout window, and parking. The properties offer versatility and cash flow. With marsh frontage, ocean breezes, and proximity to Wallis Sands Beach, the property embodies a coastal lifestyle. Potential uses include continuing current operations, expanding residential offerings, or redeveloping the parcels into luxury condominiums, multifamily residences, or a single-family estate. All units are currently rented.
    Location Intelligence

    Current Use by Public Records

    Kooks Cafe & Beach ... Cafe & Coffee Shop

    Suggested Use

    Restaurant Real Estate Agency Gym & Fitness Center Hotel & Motel Bar & Pub Grocery & Convenience Store Bed & Breakfast 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

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    • $4,500,000
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      Ocean Boulevard Multi-Family Investment

      Investment opportunity near Wallis Sands Beach with redevelopment potential.
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    FAQs

    What type of property is this?
    Mixed-use property - Rare opportunity: five residential units plus seasonal restaurant near beach.
    Where is this mixed-use property 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 coastal location on Rye’s Ocean Boulevard, moments from Wallis Sands Beach.; - Strong rental income from five residential units and a well-established seasonal restaurant.; - Redevelopment potential for luxury condominiums, multifamily residences, or a single-family estate.
    (603) 964-8028
    Request Owner's contact information
    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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    Listing Contact
    Brett Mulvey
    (603) 964-8028 (603) 396-6098
    Learn more
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