6-Unit Townhome Apartment
For Sale
$2,599,000
260 - 280 Ocean Mount Ct., Little River, SC 29566
MULTI-FAMILY, Little River, SC
Property Size12,972 SF
Price / SF$200.35
Days on Market17
Property Features for 260 - 280 Ocean Mount Ct.
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Parking features
Garage
Subdivision
The Townes at The Landing
Lot features
Lake/ Pond
Elementary school
Waterway Elementary
Middle school
North Myrtle Beach Middle School
High school
North Myrtle Beach High School
Standard status
Active
Size
12,972 SF
Utilities
Utilities
Cable Available
Amenities
private elevator
gated community
HOA maintained landscaping and irrigation
Building Details
Year built
2026
Number of units
6
Listing Agency:
Coastal Vision Properties LLC
(843) 945-5095
Listed By:
Mike Green
(843) 855-1816
Added: Sep 16
Changed: Sep 30
Last Checked: Oct 2 at 7:06AM
MLS# 2622867
Copyright © 2026 Coastal Carolina Association of REALTORS®. 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.
This under-construction apartment property comprises six townhomes offered together as one building. The residences total 12,972 square feet, with approximately 2,162 heated square feet per home; each has three bedrooms, 3 1/2 bathrooms, a private elevator, and an attached one-car garage. Interior details include open layouts, kitchens with 42-inch soft-close cabinetry, granite counters and GE stainless steel appliances, plus LVP flooring in main living areas. Primary suites have walk-in closets and tiled showers. Other features include 9-foot second-floor ceilings, vaulted primary bedroom ceilings, 14 SEER air conditioning, 200-amp electrical service, Low E windows, and fiber cement siding.
The community is gated, with landscaping and irrigation maintained by the HOA. The property is in Little River, with the Intracoastal Waterway, Cherry Grove and Ocean Drive beaches, and North Myrtle Beach shopping, dining and entertainment described as nearby. Estimated completion is January 2027. Short- and long-term rentals are permitted.
The community is gated, with landscaping and irrigation maintained by the HOA. The property is in Little River, with the Intracoastal Waterway, Cherry Grove and Ocean Drive beaches, and North Myrtle Beach shopping, dining and entertainment described as nearby. Estimated completion is January 2027. Short- and long-term rentals are permitted.
Key Highlights
- Six townhomes offered together, totaling 12,972 square feet
- Approximately 2,162 heated square feet per residence
- Each home has 3 bedrooms, 3 1/2 bathrooms, a private elevator and an attached 1‑car garage
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
$119,748
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
4.61%
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%
$2,394,960
$2.4M
Cap Rate 7%
$1,710,686
$1.7M
Cap Rate 9%
$1,330,533
$1.3M
Market Conditions
NOI Build-Up for 12,972 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
$227.3K $17.52/SF
− Vacancy
−$9.5K −$0.74/SF
EGI
$217.7K $16.78/SF
− OpEx
−$98.0K −$7.55/SF
NOI
$119.7K $9.23/SF
Area
Horry County, SC
Vacancy
4.20%
Lease Rate
$17.52 /SF/Yr
Expense Ratio
45.00%
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%
$2,394,960
Cap Rate 7%
$1,710,686
Cap Rate 9%
$1,330,533
Alternative Uses
Best Use
Apartment 5plus
$1.71M
$1.50M – $2.00M
NOI $119,748 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,134 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Explore this area
Business Placement
Demographics for 29566, SC
21,792
Population
13,437
Households
1.6
Avg Household Size
58
Median Age
25%
College-Educated
92%
High-School Grad
32.4 sq mi
ZIP Area
673
Density / Sq Mi
$63,358
Median Household Income
$36,579
Median Earnings
$1,488
Median Rent
$275,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Short- and long-term rental use is permitted across the six attached residences.
Where is this apartment building located?
The property is located at 260 - 280 Ocean Mount Ct. Little River, SC.
What is the asking price?
The asking price for this property is $2,599,000.
What are key features of this property?
This property features: Six townhomes offered together, totaling 12,972 square feet; Approximately 2,162 heated square feet per residence; Each home has 3 bedrooms, 3 1/2 bathrooms, a private elevator and an attached 1‑car garage
