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    North Topsail Beach Duplex Title is generated by Realmo AI

    876-878 Villas Drive, North Topsail Beach, NC 28460

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    For Sale
    $2,200,000

    MULTI_FAMILY - North Topsail Beach, NC

    Property size:
    5,400 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $407/SF
    Added:
    May 29, 2025
    Days on Market:
    366
    Last Refresh:
    May 29 at 1:06 pm

    Property Features for 876-878 Villas Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R-5
    Bedrooms
    12
    Bathrooms
    10
    Rooms
    Bedroom 8, Bathroom 8, Bedroom 6, Bathroom 7, Bathroom 1, Bathroom 6, Bedroom 10, Bathroom 2, Bathroom 10, Bedroom 12, Bedroom 2, Bedroom 3, Bathroom 3, Bedroom 5, Bedroom 9, Bathroom 5, Bedroom 7, Bedroom 11, Bedroom 1, Bedroom 4, Bathroom 9, Bathroom 4
    Parking
    4
    Parking features
    Off Street, Carport
    Interior features
    Elevator, Furnished
    Exterior features
    Balcony
    Accessibility
    Accessible Elevator Installed
    Appliances
    Built-In Microwave, Washer, Refrigerator, Range, Dryer, Dishwasher
    Standard status
    Active
    APN
    775b-90.1
    Size
    5,400 SF
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Description
    LOT 7 + 7A WYNDY DUNES

    Utilities

    Heating system
    Heat Pump (Heating), Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2022
    Floors in Building
    3
    Number of units
    2
    Flooring type
    Lvt/lvp
    Building materials
    Vinyl Siding, Wood Frame
    Roof type
    Shingle

    We can help!

    Listing Contact
    Joann Marie McDermon

    Listing agent Joann Marie McDermon License #282569

    Listing office Better Homes and Gardens Real Estate Treasure 1950 NC Hwy 172, Sneads Ferry, NC

    Listing date May 29, 2025

    MLS# 100510415 Listing URL

    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.

    Overview

    Located in North Topsail Beach, this second-row duplex offers a layout featuring twelve bedrooms and ten full bathrooms. The furnished property provides ocean and sound views. The duplex configuration is suited for accommodating large groups or offering multiple rental units. Situated close to public beach access points, the property allows for enjoyment of the beach. It is positioned to continue its success as an income-producing venture, capitalizing on the popular vacation destination. It offers an exceptional opportunity to create a sprawling private retreat. The property is offered fully furnished, streamlining the process for immediate use as a vacation rental or private residence. The property has no HOA restrictions. The lot size is 0.27 acres and the property size is 5400 square feet. A pool may be possible on the side with proper permitting. The property is zoned R-5.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    North Topsail Beach
    County
    State
    North Carolina
    Longitude
    -77.399008
    Latitude
    34.502618

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    FAQs

    What type of property is this?
    Duplex - Second-row duplex with ocean and sound views, twelve bedrooms.
    Where is this duplex located?
    The property is located at 876-878 Villas Drive North Topsail Beach, NC.
    What is the asking price?
    The asking price for this property is $2,200,000.
    (484) 614-1204
    We can help!
    Listing Contact
    Joann Marie McDermon
    Real Estate License ID: 282569
    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.

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