10210 Ocean W Hwy Carolina Shores, NC 28467-2617
Entity Owned
3-yr Hold
~
Est. High Equity
Estimated value (blended)
$580k
Range $522k – $638k (±10%)
Implied cap rate
9.70%
In-place · NOI ÷ last sale
Property ID
US53-2125912
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
5,700 SF
Lot
0.97 ac (42,253 SF)
Zoning code
HC
APN
240NC006
UPID
US53-2125912
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$526k
Blend (final)
Blend
$580k
Owner & transaction history
since 2023
Last sale
$625,000
2 recorded transactions
Zoning & alternative use
HC · Carolina Shores, NC
Zoning description
HC Highway Commercial District. The HC Highway Commercial District is established primarily for those businesses that serve the traveling public, require large areas for displays of goods, and are not oriented to the ped…
General category
COMMERCIAL
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$580k
Value range
$522k – $638k
±10% around blend
Estimated value / SF
$102 / SF
Confidence
High
5 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
50
$522k
blend $580k
$638k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,700 SF
Lot area
0.97 ac
Year built
1988
Stories
1
APN
240NC006
Assessed value
$660,790
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.05M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.1 mi away · 5,000 SF
5.6 mi away · 4,950 SF
7.3 mi away · 4,770 SF
23.3 mi away · 6,006 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$580k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 39 sales
$245
-59%
County 109 sales
$229
-56%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $102/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
9.70%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.70%
9.0%
NOI (est.)
$44k *
Last sale · May 2023
$625k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$451k
Move the market yield to see immediate price impact.
Value / SF
$79
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.20%9.70%10.20%
$39k
$428k
$406k
$386k
$44k
$476k
$451k
$429k
$48k
$523k
$496k
$472k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$600k
2.2 mi · Oct 2025 · $142/SF
Property tax & assessments
Property tax & assessments
Assessed value
$660,790
Assessed 2023
Previous assessed
$355,420
+85.9% YoY
Assessed land
$253,440
Assessed improvement
$407,350
Land market value
$253,440
Improvement market value
$407,350
Total market value
$660,790
Applied tax rate
18.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
5,700 SF
Lot
0.97 ac (42,253 SF)
Zoning code
HC
APN
240NC006
UPID
US53-2125912
Jurisdiction
BRUNSWICK
Zoning & alternative use
HC · Carolina Shores, NCZoning HC · permitted uses
HC · Carolina Shores, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
HC Highway Commercial District. The HC Highway Commercial District is established primarily for those businesses that serve the traveling public, require large areas for displays of goods, and are not oriented to the ped…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1988
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.97 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HC
COMMERCIAL
Jurisdiction
Carolina Shores, NC
Recorded code
HC
Official district
HC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC in Carolina Shores, NC.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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