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    Ocean Shores Beachfront Lot Title is generated by Realmo AI

    855 S Sand Dune Ave SW, Ocean Shores, WA 98569

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    Claim this Listing
    For Sale
    $135,000

    LAND - Ocean Shores, WA

    Lot size:
    0.25 Acres
    Added:
    Mar 28, 2025
    Days on Market:
    436
    Last Refresh:
    Jun 6 at 2:06 pm

    Property Features for 855 S Sand Dune Ave SW

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    APN
    092300003100
    Lot size
    0.25 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See Attached Exhibit A
    Tax Annual Amount
    987

    We can help!

    Listing Contact
    Heidi Hampton
    Heidi Hampton

    Listing agent Heidi Hampton License #138745

    Listing office RE/MAX Evergreen 505 E 8th Street Suite B, WA

    Listing date Mar 28, 2025

    MLS# 390361 Listing URL

    Copyright © 2026 Olympic Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Beachfront lot in desirable Ocean Shores.
    • Ready to build with mitigated wetlands and approved building footprint.
    • Option to camp on the lot for up to 90 days a year.
    • Close to town and beach access points.
    • Enjoy Community Club amenities: clubhouse, swimming pools, fitness center, parks.
    • Fenced property.

    Overview

    This 0.25-acre beachfront lot is located in Ocean Shores, Washington. Zoned for residential use, the lot is ready for construction with wetlands already mitigated and an approved building footprint. The property offers the option to build a beach house using the existing approved footprint or to camp on the lot for up to 90 days annually. It is situated close to the town center and beach access points. Residents can enjoy access to community club amenities, including a clubhouse, swimming pools, a fitness center, and parks.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Dental Office Auto Repair Shop Gym & Fitness Center Hotel & Motel Garden Center Bed & Breakfast

    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
    -124.170026
    Latitude
    46.957355

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    FAQs

    What type of property is this?
    Land - Desirable Ocean Shores lot ready to build your dream home.
    Where is this land located?
    The property is located at 855 S Sand Dune Ave SW Ocean Shores, WA.
    What is the asking price?
    The asking price for this property is $135,000.
    What are key features of this property?
    This property features: Beachfront lot in desirable Ocean Shores.; Ready to build with mitigated wetlands and approved building footprint.; Option to camp on the lot for up to 90 days a year.
    (360) 477-5129
    We can help!
    Listing Contact
    Heidi Hampton
    Heidi Hampton
    Real Estate License ID: 138745
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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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    855 S Sand Dune Ave SW, Ocean Shores, WA 98569
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