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Property profile & analytics
OFF-MARKET
Estimated value
$1,685,000
Retail space
2410 Ft Macon Rd Atlantic Beach, NC 28512-0180
Entity Owned
5-yr Hold
Free & Clear
Property ID
US53-4042690
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Construction
STEEL FRAME
Total area
9,854 SF
Lot
1.31 ac (57,064 SF)
APN
6365.16.72.9698000
UPID
US53-4042690
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.76M
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.69M
Owner & transaction history
Agree LP · 5 yrs held
Agree LP
since 2020
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+33.1%
Restaurant
$2.2M
+19.2%
Office building
$2.1M
+14.8%
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 Atlantic Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Atlantic 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
$2,290,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,905,000
6.5%
$1,755,000
7%
$1,630,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,845,000
Current use
COMMERCIAL (GENERAL)
$2,455,000
Change: +33% · Conversion: Easy
RESTAURANT
$2,200,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$2,120,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$1.69M
Range $1.52M – $1.85M · ±10% · vs last sale $1.63M (Aug 20 2020)
Last sale anchor
$1.63M
Aug 20 2020
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
$171 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$4,675
Tax year 2022
Assessed value
$1,411,978
Assessed 2024
Previous assessed
$1,411,978
+0.0% YoY
Effective rate
0.33%
On assessed value
Assessed land
$538,750
Assessed improvement
$873,228
Land market value
$538,750
Improvement market value
$873,228
Total market value
$1,411,978
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2016
Construction
STEEL FRAME
Heating
NONE
Total area
9,854 SF
Lot
1.31 ac (57,064 SF)
APN
6365.16.72.9698000
UPID
US53-4042690
Jurisdiction
CARTERET
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
RESTAURANT
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE 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
2016
Construction
STEEL FRAME
Heating
NONE
Lot
1.31 ac
Current owner
From public records · entity-resolved
Agree LP
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 460389, HOUSTON, TX 77056-8389
Ownership since
2020
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
Aug 20, 2020
$1,633,500
Agree LP
Vanguard Ventures LLC
Grant Deed
—
Dec 30, 2019
—
Vanguard Ventures LLC
Itac 350 LLC
Warranty Deed
—
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.
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