High-Visibility Commercial Building Near
For Sale
$375,000
1786 Pine Valley Drive SW, Supply, NC 28462
Versatile commercial building near Holden Beach with strong fundamentals.
Property Size1,540 SF
Lot Size0.56 Acres
Price / SF$243.51
Days on Market140
Property Features for 1786 Pine Valley Drive SW
General Information
Standard status
Active
Size
1,540 SF
Total Parking Spaces
14
Lot size
0.56 Acres
Property subtype
Commercial
Zoning
CO-CLD
Building Details
Building Size
1,540 SF
Year Built
1979
Units
1
Listing Agency:
PROACTIVE Real Estate
(910) 279-1979
Listed By:
Rick A Winner · License #188223
(910) 279-1979
Source:
Thomasrealtysold
Added: Apr 6
Changed: Aug 23
Last Checked: Aug 23 at 7:45AM
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 PROACTIVE Real Estate
Investment Insights
Based on property information with market context.
Located along a high-visibility corridor serving year-round residents and the Holden Beach tourism market, the property at 1786 Pine Valley Rd SW offers a commercial investment opportunity. This 1,540 SF office building is situated on 0.561 acres with 72 feet of road frontage on Holden Beach Rd. Zoned Commercial Low Density (CLD), the property allows for a range of professional and service-based uses. The building is fully ADA compliant and features a functional layout, including multiple private offices or exam rooms, a spacious consultation office, reception with secure records storage, a waiting area with child play space, a kitchenette, and dedicated staff and client restrooms. Recent capital improvements include a new roof in 2023 and a new HVAC system in 2024. The site provides a private paved parking lot with 14 spaces, including covered and handicap-accessible parking. Ideally located between Wilmington and Myrtle Beach, and minutes from the beach, this property benefits from strong daily traffic counts. With over 20 years of proven success as a chiropractic office, it is suited for continued medical use or repositioning for professional, legal, financial, wellness, real estate, or other commercial applications.
Key Highlights
- High‑visibility location on Holden Beach Rd with 72 feet of road frontage.
- Zoned Commercial Low Density (CLD) allowing for a wide range of professional and service‑based uses.
- Recent capital improvements: new roof (2023) and HVAC system (2024).
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
$19,558
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
5.22%
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%
$391,160
$391.2K
Cap Rate 7%
$279,400
$279.4K
Cap Rate 9%
$217,311
$217.3K
Market Conditions
NOI Build-Up for 1,540 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
$32.2K $20.88/SF
− Vacancy
−$6.1K −$3.95/SF
EGI
$26.1K $16.93/SF
− OpEx
−$6.5K −$4.23/SF
NOI
$19.6K $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%
$391,160
Cap Rate 7%
$279,400
Cap Rate 9%
$217,311
Alternative Uses
Best Use
Office B
$279.4K
$244.5K – $326.0K
NOI $19,558 @ 7.0% cap · market cap 5.22%
Second Best
Healthcare Medical
$186.1K
$162.9K – $217.2K
NOI $13,029 @ 7.0% cap · market cap 3.47%
Theoretical Best
Multifamily LT 5
$18.86M
$16.50M – $22.00M
NOI $1,319,948 @ 7.0% cap · market cap 351.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28462, NC
12,674
Population
11,620
Households
1.1
Avg Household Size
54
Median Age
25%
College-Educated
89%
High-School Grad
72.4 sq mi
ZIP Area
175
Density / Sq Mi
$58,545
Median Household Income
$36,037
Median Earnings
$859
Median Rent
$229,800
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 - Versatile commercial building near Holden Beach with strong fundamentals.
Where is this medical office space located?
The property is located at 1786 Pine Valley Drive SW Supply, NC.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: High‑visibility location on Holden Beach Rd with 72 feet of road frontage.; Zoned Commercial Low Density (CLD) allowing for a wide range of professional and service‑based uses.; Recent capital improvements: new roof (2023) and HVAC system (2024).
