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    Oceanfront Beach House Opportunity Title is generated by Realmo AI

    25273 Sea Isle Hills Dr, Waves, NC 27959

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    Rejuvenated oceanfront beach house with direct beach access.

    Type:Hospitality
    Added:
    Jun 10, 2025
    Days on Market:
    347
    Last Refresh:
    Mar 16 at 1:17 pm

    Property Features for 25273 Sea Isle Hills Dr

    General Information

    Standard status
    Active
    Property subtype
    Hospitality

    Building Details

    Year Built
    1991

    We can help!

    Listing Contact
    Pete Conley

    Listing agent Pete Conley License #313819

    Listing office All At Sea Realty

    Listing date Jun 10, 2025

    Source Crexi

    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 All At Sea Realty

    HighLights

    • Direct oceanfront access and captivating ocean views
    • Newly renovated with fresh paint, new flooring, modern kitchen appliances, and coastal furnishings
    • Expansive oceanfront deck with built‑in seating and a new hot tub
    • Four bedrooms plus a bonus room with bunk beds
    • Spacious great room with cathedral ceiling and abundant natural light
    • Convenient access to shopping, dining, bike rentals, and other amenities

    Overview

    This rejuvenated oceanfront beach house features a freshly painted exterior and interior, new flooring, exquisite coastal furnishings, and modern kitchen appliances. The property offers direct beach access and captivating ocean views, with room for a pool to be added. The first floor includes an entryway with ample storage, a full bathroom, a laundry area, and a sitting room. The mid-level comprises four bedrooms, two bathrooms, and an oceanfront deck accessible from two of the bedrooms, along with a bonus room furnished with a bunk bed. On the upper level, a spacious great room features new living and dining room furniture, a cathedral ceiling enhanced by natural light, the master bedroom, and a half bath. The kitchen is equipped with new appliances. An expansive oceanfront deck includes built-in seating. Additional amenities include paved parking, an outdoor shower, a new hot tub, and convenient access to shopping, dining, bike rentals, ice cream parlors, and coffee shops.
    Location Intelligence

    Current Use by Public Records

    Hospitality properties

    Map

    City
    Waves
    County
    Dare
    State
    North Carolina
    Longitude
    -75.5425
    Latitude
    35.3983

    FAQs

    What type of property is this?
    Hospitality property - Rejuvenated oceanfront beach house with direct beach access.
    Where is this hospitality property located?
    The property is located at 25273 Sea Isle Hills Dr Waves, NC.
    What is the asking price?
    The asking price for this property is $995,000.
    What are key features of this property?
    This property features: Direct oceanfront access and captivating ocean views; Newly renovated with fresh paint, new flooring, modern kitchen appliances, and coastal furnishings; Expansive oceanfront deck with built‑in seating and a new hot tub
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Pete Conley
    Real Estate License ID: 313819
    Learn More
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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
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