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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
1335 Brg Barrier Rd, Carolina Beach, NC 28428-3937
Individually Owned
15-yr Hold
Free & Clear
Property ID
US53-1460524
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD FRAME
Total area
3,744 SF
Lot
0.58 ac (25,091 SF)
Zoning code
HB
APN
R08809-002-002-001
UPID
US53-1460524
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
OceanBreeze Properties Vacation Rental Real Estate Agency
-
Carolina Mortgage Authority, Incorporated Carolina Beach NC NMLS 56995 Loan Service Bank
-
Allied Pest Control Inc. Garden Center
-
Surface's Cabinetry & Flooring Hardware & Home Improvement Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$983k
Blend (final)
Blend
$890k
Owner & transaction history
Lacy K Gause · 15 yrs held
Lacy K Gause
since 2010
2 recorded transactions
Zoning & alternative use
HB · Carolina Beach, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Carolina Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carolina Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,115,000
6.5%
$1,030,000
7%
$955,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,250,000
Current use
RETAIL STORES
$1,200,000
Change: -4% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,195,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$1,135,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$238 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,849
Tax year 2023
Assessed value
$729,100
Assessed 2023
Previous assessed
$729,100
+0.0% YoY
Effective rate
0.67%
On assessed value
Assessed land
$325,900
Assessed improvement
$403,200
Land market value
$325,900
Improvement market value
$403,200
Total market value
$729,100
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
6
Bathrooms
2
Total area
3,744 SF
Lot
0.58 ac (25,091 SF)
Zoning code
HB
APN
R08809-002-002-001
UPID
US53-1460524
Jurisdiction
NEW HANOVER
Zoning & alternative use
HB · Carolina Beach, NC
Zoning HB · permitted uses
HB · Carolina Beach, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carolina Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1983
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
6
Bathrooms
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
Lacy K Gause
Individual
Free & Clear · 15 yrs held
Mailing address
PO BOX 882, CAROLINA BEACH, NC 28428-0882
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2010
—
Lacy K Gause
Gause Family Trust
Quit Claim Deed
related
—
Mar 5, 2008
—
Gause Family Trust
Gause,jimmy C & Mary S
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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