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    Prime Ocean Shores Commercial Property Title is generated by Realmo AI

    711 Point Brown Avenue Nw, Ocean Shores, WA 98569

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    For Sale
    $895,000

    Office/retail property with high potential in downtown Ocean Shores.

    Property size:
    4,416 SF
    Lot size:
    0.46 Acres
    Price / SF:
    $202/SF
    Added:
    Apr 22, 2026
    Days on Market:
    32
    Last Refresh:
    May 19 at 10:57 pm

    Property Features for 711 Point Brown Avenue Nw

    General Information

    Standard status
    Active
    Size
    4,416 SF
    Lot size
    0.46 Acres

    We can help!

    Listing Contact
    Thorn N. Ward

    Listing agent Thorn N. Ward

    Listing office John L. Scott Ocean Shores

    Listing date Apr 22, 2026

    Source Exprealty

    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 John L. Scott Ocean Shores

    HighLights

    • Prime Main Street intersection location, adjacent to McDonalds in downtown Ocean Shores.
    • Largest available parcel (20,000 sqft) in downtown Ocean Shores with access from 2 streets.
    • Zoned B‑1 retail business with vast area for parking or expansion.
    • Two‑story office building with long‑term (48‑year) tenant (John L Scott Real Estate).
    • High potential for increased rental income due to underutilized office space.
    • Backs up to Ocean Shores Convention Center.

    Overview

    This commercial property is located at a main street intersection in downtown Ocean Shores, adjacent to McDonalds and backing up to the Ocean Shores Convention Center. The property, zoned B-1 retail business, features access from two streets and comprises a 20,000 sqft parcel. The site includes a two-story office building that houses John L Scott Real Estate, a tenant of 48 years. The building contains 18 ground-floor offices and a lobby, totaling 3,536 sqft, along with a large 880 sqft upper-floor conference room and storage area. The office space is currently underutilized, with approximately 50% occupancy, presenting a high potential for additional tenants. The property also offers a vast area for parking or expansion. There are two entrances to the building. An adjacent 20,000 sqft lot is also available. The east 60-foot portion of the land has a coffee stand tenant providing income.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $688.9K
    NOI $62,001 @ 9.00% cap · cautious / downside scenario
    Moderate
    $885.7K
    NOI $62,001 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.24M
    NOI $62,001 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $106.0k $24.00
    − Vacancy −$23.3k −$5.28
    EGI $82.7k $18.72
    − OpEx −$20.7k −$4.68
    NOI $62.0k $14.04
    4,416 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $885.7K
    $775.0K – $1.03M (±1% cap)
    NOI $62,001 @ 7.0% cap · market cap 6.93%
    Second Best
    Retail
    $761.5K
    $666.3K – $888.4K (±1% cap)
    NOI $53,305 @ 7.0% cap · market cap 5.96%
    Theoretical Best
    Office A
    $1.22M
    $1.07M – $1.42M (±1% cap)
    NOI $85,211 @ 7.0% cap · market cap 9.52%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ocean Shores
    County
    Grays Harbor
    State
    Washington
    Longitude
    -124.162387
    Latitude
    47.010419

    Nearby Similar for Sale

    • $995,000
      13,094 SF

      Established Restaurant with Potential

      Ocean Shores restaurant with apartment and income potential.
      857 Point Brown Ave, Ocean Shores, WA
      View Details
    • $995,000

      Ocean Shores Pub with Apartment

      Pub with updated interior and potential rental income.
      798 Ocean Shores Blvd NW, Ocean Shores, WA
      View Details

    FAQs

    What type of property is this?
    Office building - Office/retail property with high potential in downtown Ocean Shores.
    Where is this office building located?
    The property is located at 711 Point Brown Avenue Nw Ocean Shores, WA.
    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 Main Street intersection location, adjacent to McDonalds in downtown Ocean Shores.; Largest available parcel (20,000 sqft) in downtown Ocean Shores with access from 2 streets.; Zoned B‑1 retail business with vast area for parking or expansion.
    (360) 289-1000
    We can help!
    Listing Contact
    Thorn N. Ward
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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