Retail Property on Long
For Sale
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4434 Long Beach Rd SE, Southport, NC
Retail/office building with land for sale on Long Beach.
Property Size2,116 SF
Lot Size0.69 Acres
Price / SF$271.74
Days on Market422
Property Features for 4434 Long Beach Rd SE
General Information
Standard status
Active
Size
2,116 SF
Lot size
0.69 Acres
Property subtype
LAND
Listing Agency:
Cape Fear Commercial, LLC
(910) 344-1011
Listed By:
Bryce Morrison, Jr
(910) 344-1011
Source:
Moodyscre
Added: Jun 19, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:17PM
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 Cape Fear Commercial, LLC
Investment Insights
Based on property information with market context.
Available for sale is a property featuring up to 1.73 acres, zoned CLD (Commercial Low Density – Brunswick County). The property has approximately 250 feet of road frontage on Long Beach Road, which is the primary access route to Oak Island. Included on the property is a 2,116 square foot retail/office building. The building is currently occupied by a tenant, who will relocate if desired. The seller has agreed to allow the tenant up to 9 months to vacate if the buyer intends to owner-occupy the property; the lease is available upon request. A stormwater permit is in place allowing for up to 64,765 square feet of impervious surface. The seller is open to considering a possible subdivision of the property.
Key Highlights
- 1.73 acres of land for sale with CLD zoning.
- Approximately 250 feet of road frontage on Long Beach Road.
- Stormwater permit in place allowing for up to 64,765 SF of impervious surface.
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
$20,886
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
3.63%
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%
$417,720
$417.7K
Cap Rate 7%
$298,371
$298.4K
Cap Rate 9%
$232,067
$232.1K
Market Conditions
NOI Build-Up for 2,116 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
$33.3K $15.72/SF
− Vacancy
−$3.4K −$1.62/SF
EGI
$29.8K $14.10/SF
− OpEx
−$9.0K −$4.23/SF
NOI
$20.9K $9.87/SF
Area
Brunswick County, NC
Vacancy
10.30%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
30.00%
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%
$417,720
Cap Rate 7%
$298,371
Cap Rate 9%
$232,067
Alternative Uses
Best Use
Retail
$298.4K
$261.1K – $348.1K
NOI $20,886 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$25.91M
$22.67M – $30.23M
NOI $1,813,643 @ 7.0% cap · market cap 315.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
6k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 89%
Home Improvements & Furnishings 11%
Dollar General
Shops & Services
4,531 visits/mo
0.1 miles
Sherwin-Williams Paint Store
Home Improvements & Furnishings
634 visits/mo
0.4 miles
Caliber Collision
Shops & Services
412 visits/mo
0.4 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail/office building with land for sale on Long Beach.
Where is this retail space located?
The property is located at 4434 Long Beach Rd SE Southport, NC.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 1.73 acres of land for sale with CLD zoning.; Approximately 250 feet of road frontage on Long Beach Road.; Stormwater permit in place allowing for up to 64,765 SF of impervious surface.
