Freestanding Flex
For Sale
$750,000
1412 Live Oak Street, Beaufort, NC 28516
Concrete commercial building with retail, service, office, and light-flex potential subject to zoning and permitting.
Property Size3,105 SF
Price / SF$241.55
Days on Market233
Property Features for 1412 Live Oak Street
General Information
Standard status
Active
Size
3,105 SF
Property subtype
Commercial
Zoning
B-1
Taxes and HOA fees
Annual Taxes
$2,145
Building Details
Building Size
3,105 SF
Year Built
1942
Listing Agency:
Ocean Ridge Plantation Real Estate Sales
(910) 477-7615
Listed By:
Scott Gentry
(910) 477-7615
Source:
Hamiltonrealtygroupnc
Added: Dec 19, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:03AM
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 Ocean Ridge Plantation Real Estate Sales
Investment Insights
Based on property information with market context.
This freestanding concrete commercial property contains approximately 3,105 SF of retail/flex area along with approximately 400 SF that could support residential or office use, subject to zoning and permitting. The building has been used for an owner-operated dry-cleaning business and includes a functional layout with on-site parking. The dry-cleaning business is also available for purchase.
The property occupies 0.118± acres at 1412 Live Oak Street in Beaufort, North Carolina. Its central position provides access to downtown Beaufort, U.S. Highway 70, nearby residential areas, waterfront attractions, and local businesses. B-1 zoning supports evaluation for retail, service, professional office, or other compatible commercial applications.
The property occupies 0.118± acres at 1412 Live Oak Street in Beaufort, North Carolina. Its central position provides access to downtown Beaufort, U.S. Highway 70, nearby residential areas, waterfront attractions, and local businesses. B-1 zoning supports evaluation for retail, service, professional office, or other compatible commercial applications.
Key Highlights
- 3,105 SF of retail/flex space plus approximately 400 SF of potential residential or office area
- 0.118±-acre site with a freestanding concrete commercial building
- B‑1 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
$48,065
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
6.41%
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%
$961,300
$961.3K
Cap Rate 7%
$686,643
$686.6K
Cap Rate 9%
$534,056
$534.1K
Market Conditions
NOI Build-Up for 3,105 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
$74.5K $24.00/SF
− Vacancy
−$10.4K −$3.36/SF
EGI
$64.1K $20.64/SF
− OpEx
−$16.0K −$5.16/SF
NOI
$48.1K $15.48/SF
Area
Carteret County, NC
Vacancy
14.00%
Lease Rate
$24.00 /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%
$961,300
Cap Rate 7%
$686,643
Cap Rate 9%
$534,056
Alternative Uses
Best Use
Office B
$686.6K
$600.8K – $801.1K
NOI $48,065 @ 7.0% cap · market cap 6.41%
Second Best
Flex RnD
$543.1K
$475.2K – $633.7K
NOI $38,019 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$931.5K
$815.1K – $1.09M
NOI $65,205 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28516, NC
11,204
Population
7,183
Households
1.6
Avg Household Size
52
Median Age
27%
College-Educated
89%
High-School Grad
125.7 sq mi
ZIP Area
89
Density / Sq Mi
$63,257
Median Household Income
$36,227
Median Earnings
$869
Median Rent
$292,300
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.
Similar Off Market Nearby
- TLC Catering & Concessions — 107 Earl Ave, Beaufort, NC 28516
- Beaufort Shave Ice — 116 Mashburn Dr, Beaufort, NC 28516
Frequently Asked Questions
What type of property is this?
Flex space - Concrete commercial building with retail, service, office, and light-flex potential subject to zoning and permitting.
Where is this flex space located?
The property is located at 1412 Live Oak Street Beaufort, NC.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 3,105 SF of retail/flex space plus approximately 400 SF of potential residential or office area; 0.118±-acre site with a freestanding concrete commercial building; B‑1 zoning
