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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Strip malls
800 Saint Joseph St, Carolina Beach, NC 28428-3807
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US53-0823483
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1940
Construction
WOOD FRAME
Total area
3,605 SF
Lot
0.28 ac (12,197 SF)
Zoning code
MB-1,MARINA
APN
R08818-006-007-000
UPID
US53-0823483
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
$830k
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$850k
Owner & transaction history
Paul S Tully · 4 yrs held
Paul S Tully
since 2022
Last sale
$740,000
3 recorded transactions
Zoning & alternative use
MB-1,MARINA · Carolina Beach, NC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+41.3%
Retail stores
$1.2M
+35.5%
Auto repair, garage
$1.2M
+35.2%
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
$890,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$920,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Current use
OFFICE BUILDING
$1,205,000
Change: +41% · Conversion: Moderate
RETAIL STORES
$1,155,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,155,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$1,095,000
Change: +28% · Conversion: Difficult
WAREHOUSE, STORAGE
$925,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$815,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $740k (Mar 10 2022)
Last sale anchor
$740k
Mar 10 2022
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
$236 / 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
$5,152
Tax year 2023
Assessed value
$774,700
Assessed 2023
Previous assessed
$774,700
+0.0% YoY
Effective rate
0.67%
On assessed value
Assessed land
$344,700
Assessed improvement
$430,000
Land market value
$344,700
Improvement market value
$430,000
Total market value
$774,700
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1940
Construction
WOOD FRAME
Heating
HEAT PUMP
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
8
Total area
3,605 SF
Lot
0.28 ac (12,197 SF)
Zoning code
MB-1,MARINA
APN
R08818-006-007-000
UPID
US53-0823483
Jurisdiction
NEW HANOVER
Zoning & alternative use
MB-1,MARINA · Carolina Beach, NC
Zoning MB-1,MARINA · permitted uses
MB-1,MARINA · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$855,000
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$925,000
COMMERCIAL (GENERAL)
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1940
Construction
WOOD FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
8
Lot
0.28 ac
Current owner
From public records · entity-resolved
Paul S Tully
Individual
Mailing address
411 CAROLINA BCH AVE N #1, CAROLINA BEACH, NC 28428-6116
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2022
$740,000
Paul S Tully
Kathie A Winseck
Warranty Deed
$629,000 · Summit Community Bank INC
Mar 28, 2007
—
Wells Construction Corp
Winseck,michael W & Kathie A
Grant Deed
related
—
Sep 12, 2006
—
Winseck Michael W
Carolina Beach Town
Grant 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.
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