Mixed-Use Property With
For Sale
$550,000
2645 Holden Beach Rd SW, Supply, NC 28462
CLD-zoned commercial site with multiple existing operations, office space, storage improvements, and on-site parking.
Property Size1,800 SF
Price / SF$305.56
Days on Market49
Property Features for 2645 Holden Beach Rd SW
General Information
Standard status
Active
Size
1,800 SF
Building Details
Year Built
1982
Listing Agency:
PROACTIVE Real Estate
(910) 616-9496
Listed By:
Brenda Vrooman · License #204765
Source:
Bradberrygarnerrealestate
Added: Jul 12
Changed: Aug 28
Last Checked: Aug 29 at 11:54AM
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.
This mixed-use commercial property occupies 0.52 acres and includes a swimming pool facility, scuba diving operation, and travel agency. The improvements include an approximately 35-by-75-foot pool, a storage building measuring about 20 by 12 feet, and a main building with 3 office spaces, 1 utility room, 1 pool pump room, 1 storage room, and 2 bathrooms. One bathroom is accessed from the pool area. A manufactured home behind the main building is used for storage, and the site has roughly 20+ parking spots.
Located at 2645 Holden Beach Rd SW in Supply, the property is positioned along Holden Beach Road, approximately 5+/- miles from Holden Beach Island and 7+/- miles from Shallotte. Commercial Low Density (CLD) zoning supports the existing commercial setting and is identified for potential retail, office, service-based, mixed-use, or redevelopment applications subject to local regulations. The property was built in 1982.
Located at 2645 Holden Beach Rd SW in Supply, the property is positioned along Holden Beach Road, approximately 5+/- miles from Holden Beach Island and 7+/- miles from Shallotte. Commercial Low Density (CLD) zoning supports the existing commercial setting and is identified for potential retail, office, service-based, mixed-use, or redevelopment applications subject to local regulations. The property was built in 1982.
Key Highlights
- 0.52‑acre commercial site with Commercial Low Density (CLD) zoning
- Approximately 35‑by‑75‑foot swimming pool
- Main building contains 3 office spaces, 1 utility room, 1 pool pump room, 1 storage room, and 2 bathrooms
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
$22,860
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
4.16%
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%
$457,200
$457.2K
Cap Rate 7%
$326,571
$326.6K
Cap Rate 9%
$254,000
$254.0K
Market Conditions
NOI Build-Up for 1,800 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
$37.6K $20.88/SF
− Vacancy
−$7.1K −$3.95/SF
EGI
$30.5K $16.93/SF
− OpEx
−$7.6K −$4.23/SF
NOI
$22.9K $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%
$457,200
Cap Rate 7%
$326,571
Cap Rate 9%
$254,000
Alternative Uses
Best Use
Mixed Use
$21.71M
$18.99M – $25.32M
NOI $1,519,387 @ 7.0% cap · market cap 276.25%
Second Best
Office B
$326.6K
$285.8K – $381.0K
NOI $22,860 @ 7.0% cap · market cap 4.16%
Theoretical Best
Multifamily LT 5
$22.04M
$19.28M – $25.71M
NOI $1,542,796 @ 7.0% cap · market cap 280.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
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?
Mixed-use property - CLD-zoned commercial site with multiple existing operations, office space, storage improvements, and on-site parking.
Where is this mixed-use property located?
The property is located at 2645 Holden Beach Rd SW Supply, NC.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 0.52‑acre commercial site with Commercial Low Density (CLD) zoning; Approximately 35‑by‑75‑foot swimming pool; Main building contains 3 office spaces, 1 utility room, 1 pool pump room, 1 storage room, and 2 bathrooms
