Showroom, Office, and Warehouse
For Sale
$895,000
7011 Beach Drive Sw # 1, Ocean Isle Beach, NC 28469
Corner lot showroom, office, and warehouse space for sale.
Property Size4,000 SF
Price / SF$223.75
Days on Market156
Property Features for 7011 Beach Drive Sw # 1
General Information
Standard status
Active
Size
4,000 SF
Building Details
Year Built
1983
Listing Agency:
Coldwell Banker Sloane Realty OIB
Listed By:
Karen P Jones · License #332799
(910) 612-2203
Source:
Barefootbrokers
Added: Apr 6
Changed: Sep 8
Last Checked: Sep 8 at 7:28AM
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 Coldwell Banker Sloane Realty OIB
Investment Insights
Based on property information with market context.
This property features showroom and office space, along with conditioned warehouse space, situated on a corner lot along Beach Drive, a corridor between Ocean Isle Beach and Sunset Beach. The building is divided into two separately metered units, each equipped with its own entrance, bathroom, and HVAC system. The rear warehouse space is accessible via a side door or through a garage door from the fenced-in rear of the property. The property is suitable for single-user storage and showroom purposes or can be divided between two tenants. The rear portion of the building is currently leased through January 31, 2026.
Key Highlights
- Prime location on Beach Dr, a high‑traffic corridor between Ocean Isle Beach and Sunset Beach.
- Two separately metered units, each with its own entrance, bathroom, and HVAC system.
- Conditioned warehouse space with side door and garage door access.
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
$50,801
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
5.68%
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%
$1,016,020
$1.0M
Cap Rate 7%
$725,729
$725.7K
Cap Rate 9%
$564,456
$564.5K
Market Conditions
NOI Build-Up for 4,000 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
$83.5K $20.88/SF
− Vacancy
−$15.8K −$3.95/SF
EGI
$67.7K $16.93/SF
− OpEx
−$16.9K −$4.23/SF
NOI
$50.8K $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%
$1,016,020
Cap Rate 7%
$725,729
Cap Rate 9%
$564,456
Alternative Uses
Best Use
Office B
$725.7K
$635.0K – $846.7K
NOI $50,801 @ 7.0% cap · market cap 5.68%
Second Best
Warehouse
$707.7K
$619.2K – $825.7K
NOI $49,539 @ 7.0% cap · market cap 5.54%
Theoretical Best
Multifamily LT 5
$48.98M
$42.86M – $57.14M
NOI $3,428,436 @ 7.0% cap · market cap 383.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 28469, NC
8,171
Population
8,730
Households
0.9
Avg Household Size
63
Median Age
39%
College-Educated
95%
High-School Grad
25.7 sq mi
ZIP Area
318
Density / Sq Mi
$87,285
Median Household Income
$41,936
Median Earnings
$948
Median Rent
$413,200
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?
Showroom - Corner lot showroom, office, and warehouse space for sale.
Where is this showroom located?
The property is located at 7011 Beach Drive Sw # 1 Ocean Isle Beach, NC.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Prime location on Beach Dr, a high‑traffic corridor between Ocean Isle Beach and Sunset Beach.; Two separately metered units, each with its own entrance, bathroom, and HVAC system.; Conditioned warehouse space with side door and garage door access.
