Oceanfront Office
For Sale
$1,350,000
312 Carolina Beach Avenue N, Carolina Beach, NC 28428
Commercial Sale, Carolina Beach, NC
Property Size2,670 SF
Lot Size0.28 Acres
Price / SF$505.62
Days on Market48
Property Features for 312 Carolina Beach Avenue N
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CBD
Parking features
Parking Lot
Subdivision
Not In Subdivision
Lot features
Ocean Side
View
Ocean
Directions
Cross the Carl Winner Drive Bridge. Turn right onto Canal Drive, then right onto Carolina Beach Avenue North. The property will be on your right.
Standard status
Active
APN
R08819-006-003-000
Size
2,670 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lots 5-6 Blk 3 Carolina Beach (To be subdivided)
Tax Annual Amount
18786
Legal Description
Lots 5-6 Blk 3 Carolina Beach (To be subdivided)
Utilities
Utilities
Cable Available
Heating system
Electric (Heating), Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Amenities
oceanfront porch
commercial elevator
Building Details
Year built
2019
Flooring type
Hardwood
Building materials
Wood Frame
Listing Agency:
Nest Realty
(910) 550-2788
Listed By:
Michael Urti · License #294058
(910) 460-6890
Added: Jul 7
Changed: Aug 20
Last Checked: Aug 23 at 1:06PM
MLS# 100586931
Copyright © 2026 Hive MLS. 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 oceanfront office unit at 312 Carolina Beach Avenue N, Unit 1, contains approximately 2,670 square feet within a 0.28-acre property. Built in 2019, the wood-frame space has hardwood flooring, central air conditioning, electric and heat-pump heating, a commercial elevator, and a commercial fire sprinkler system. An oceanfront porch adds an exterior gathering and display area.
The property is located in Carolina Beach’s Central Business District and is approximately 500 feet from public parking. Public water service and cable availability are also listed for the property. Its address places the unit near the Carolina Beach Boardwalk and the surrounding restaurants, shops, and entertainment venues.
The property is located in Carolina Beach’s Central Business District and is approximately 500 feet from public parking. Public water service and cable availability are also listed for the property. Its address places the unit near the Carolina Beach Boardwalk and the surrounding restaurants, shops, and entertainment venues.
Key Highlights
- Approximately 2,670 square feet on a 0.28‑acre property
- Oceanfront porch with direct waterfront exposure
- Commercial elevator and fire sprinkler system
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
$44,801
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
3.32%
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%
$896,020
$896.0K
Cap Rate 7%
$640,014
$640.0K
Cap Rate 9%
$497,789
$497.8K
Market Conditions
NOI Build-Up for 2,670 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
$61.8K $23.16/SF
− Vacancy
−$2.1K −$0.79/SF
EGI
$59.7K $22.37/SF
− OpEx
−$14.9K −$5.59/SF
NOI
$44.8K $16.78/SF
Area
New Hanover County, NC
Vacancy
3.40%
Lease Rate
$23.16 /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%
$896,020
Cap Rate 7%
$640,014
Cap Rate 9%
$497,789
Alternative Uses
Best Use
Office B
$640.0K
$560.0K – $746.7K
NOI $44,801 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$866.6K
$758.3K – $1.01M
NOI $60,661 @ 7.0% cap · market cap 4.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
642
Businesses Nearby
Explore this area
Business Placement
Demographics for 28428, NC
6,848
Population
6,268
Households
1.1
Avg Household Size
51
Median Age
48%
College-Educated
98%
High-School Grad
5.2 sq mi
ZIP Area
1,317
Density / Sq Mi
$87,670
Median Household Income
$41,138
Median Earnings
$1,515
Median Rent
$490,100
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - CBD-zoned commercial unit with an oceanfront porch, elevator, fire sprinklers, and convenient public parking nearby.
Where is this office units located?
The property is located at 312 Carolina Beach Avenue N Carolina Beach, NC.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Approximately 2,670 square feet on a 0.28‑acre property; Oceanfront porch with direct waterfront exposure; Commercial elevator and fire sprinkler system
