Downtown Office Building with
For Sale
$495,000
204 E Bayshore Blvd, Jacksonville, NC 28540
Open-concept office property with two bathrooms, a kitchen, private side entry, and on-site storage.
Property Size2,019 SF
Price / SF$245.17
Days on Market174
Property Features for 204 E Bayshore Blvd
General Information
Standard status
Active
Size
2,019 SF
Property subtype
Commercial
Amenities
bathrooms
kitchen area
private side entrance
on site shed
Building Details
Year Built
1978
Listing Agency:
Coldwell Banker Sea Coast Advantage-Hampstead
Listed By:
Diane M Castro-Perez · License #245995
(910) 546-4479
Source:
Coastalrealtyassociates
Added: Mar 29
Changed: Sep 11
Last Checked: Sep 16 at 9:46PM
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 Coldwell Banker Sea Coast Advantage-Hampstead
Investment Insights
Based on property information with market context.
This office building at 204 E Bayshore Blvd offers an open interior arrangement suited to meetings, events, or collaborative work areas. The property includes dedicated office space, two bathrooms, and a functional kitchen. A private side entrance provides an additional access point for staff or clients.
The 1978-built property is located in downtown Jacksonville and includes parking on its lot. An on-site shed provides additional storage for business operations. The combination of flexible interior space, support areas, separate access, parking, and storage creates a practical office configuration.
The 1978-built property is located in downtown Jacksonville and includes parking on its lot. An on-site shed provides additional storage for business operations. The combination of flexible interior space, support areas, separate access, parking, and storage creates a practical office configuration.
Key Highlights
- Open‑concept interior with dedicated office space
- Two bathrooms and a functional kitchen area
- Private side entrance for staff or client access
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
$23,168
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
4.68%
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%
$463,360
$463.4K
Cap Rate 7%
$330,971
$331.0K
Cap Rate 9%
$257,422
$257.4K
Market Conditions
NOI Build-Up for 2,019 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
$36.3K $18.00/SF
− Vacancy
−$5.5K −$2.70/SF
EGI
$30.9K $15.30/SF
− OpEx
−$7.7K −$3.82/SF
NOI
$23.2K $11.48/SF
Area
Onslow County, NC
Vacancy
15.00%
Lease Rate
$18.00 /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%
$463,360
Cap Rate 7%
$330,971
Cap Rate 9%
$257,422
Alternative Uses
Best Use
Office B
$331.0K
$289.6K – $386.1K
NOI $23,168 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$438.6K
$383.8K – $511.7K
NOI $30,702 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
902
Businesses Nearby
Explore this area
Business Placement
Demographics for 28540, NC
49,739
Population
21,466
Households
2.3
Avg Household Size
32
Median Age
23%
College-Educated
92%
High-School Grad
110.3 sq mi
ZIP Area
451
Density / Sq Mi
$61,462
Median Household Income
$32,313
Median Earnings
$1,014
Median Rent
$201,700
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Open-concept office property with two bathrooms, a kitchen, private side entry, and on-site storage.
Where is this office building located?
The property is located at 204 E Bayshore Blvd Jacksonville, NC.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Open‑concept interior with dedicated office space; Two bathrooms and a functional kitchen area; Private side entrance for staff or client access
