Freestanding Flex
For Sale
$750,000
1412 Live Oak Street, Beaufort, NC 28516
Commercial Sale, Beaufort, NC
Property Size3,105 SF
Lot Size0.12 Acres
Price / SF$241.55
Days on Market289
Property Features for 1412 Live Oak Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-1
Subdivision
Not In Subdivision
Directions
At the intersection of Hwy 101 and Live Oak Street
Standard status
Active
APN
730615629858000
Size
3,105 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PART OF LOT 4 Block A JONES VILLAGE
Tax Annual Amount
2146
Legal Description
PART OF LOT 4 Block A JONES VILLAGE
Building Details
Year built
1942
Building materials
Concrete, Wood Frame
Listing Agency:
HTR Capital Group
(919) 879-8777
Listed By:
Andrew Techet · License #200977
(919) 201-7613
Added: Dec 19, 2025
Changed: Aug 19
Last Checked: Oct 4 at 10:06AM
MLS# 100546188
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.
Located at 1412 Live Oak Street, this freestanding concrete commercial building provides approximately 3,105 square feet of retail and flex space, along with approximately 400 square feet that could support residential or office use. The property was built in 1942 and includes on-site parking. Its current configuration reflects long-term use as an owner-occupied dry-cleaning operation, while the existing layout can accommodate retail, service, professional office, or light flex functions subject to zoning and permitting.
The property is positioned along Live Oak Street in Beaufort, with access to downtown, U.S. Highway 70, nearby residential neighborhoods, waterfront attractions, and local businesses. B-1 zoning and the building’s adaptable configuration support continued owner occupancy, business use, or repositioning, subject to applicable approvals. The dry-cleaning business is also available for sale.
The property is positioned along Live Oak Street in Beaufort, with access to downtown, U.S. Highway 70, nearby residential neighborhoods, waterfront attractions, and local businesses. B-1 zoning and the building’s adaptable configuration support continued owner occupancy, business use, or repositioning, subject to applicable approvals. The dry-cleaning business is also available for sale.
Key Highlights
- Approximately 3,105 SF of retail/flex space
- Approximately 400 SF with potential residential or office use
- Freestanding concrete building constructed in 1942
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
$38,019
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
5.07%
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%
$760,380
$760.4K
Cap Rate 7%
$543,129
$543.1K
Cap Rate 9%
$422,433
$422.4K
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
$62.2K $20.04/SF
− Vacancy
−$3.7K −$1.20/SF
EGI
$58.5K $18.84/SF
− OpEx
−$20.5K −$6.59/SF
NOI
$38.0K $12.24/SF
Area
Carteret County, NC
Vacancy
6.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
35.00%
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%
$760,380
Cap Rate 7%
$543,129
Cap Rate 9%
$422,433
Alternative Uses
Best Use
Flex RnD
$543.1K
$475.2K – $633.7K
NOI $38,019 @ 7.0% cap · market cap 5.07%
Second Best
Retail
$514.2K
$449.9K – $599.9K
NOI $35,993 @ 7.0% cap · market cap 4.80%
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
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
339
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Beaufort Shave Ice — 116 Mashburn Dr, Beaufort, NC 28516
- TLC Catering & Concessions — 107 Earl Ave, Beaufort, NC 28516
Frequently Asked Questions
What type of property is this?
Flex space - Concrete construction and B-1 zoning support retail, service, office, or light flex use, subject to 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: Approximately 3,105 SF of retail/flex space; Approximately 400 SF with potential residential or office use; Freestanding concrete building constructed in 1942
