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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Hotels
803 Ocean Blvd, Topsail Beach, NC 28445
Entity Owned
Free & Clear
Property ID
US53-2366737
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1978
Total area
6,240 SF
Lot
3.25 ac (141,570 SF)
Zoning code
B-1
APN
4212-47-0141-0000
UPID
US53-2366737
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
$985k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$740k
Owner & transaction history
NEW TOPSAIL OCEAN PIER INC
NEW TOPSAIL OCEAN PIER INC
Zoning & alternative use
B-1 · Topsail 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 Topsail Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Topsail 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
$495,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$820,000
Change: 0% · Conversion: Difficult
RESTAURANT
$805,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$730,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$590,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$550,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$445,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$119 / 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
Property tax & assessments
Assessed value
$4,290,014
Assessed 2023
Previous assessed
$4,290,014
+0.0% YoY
Assessed land
$3,088,261
Assessed improvement
$1,201,753
Land market value
$3,088,261
Improvement market value
$1,201,753
Total market value
$4,290,014
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1978
Heating
RADIANT
Cooling
CENTRAL
Buildings
4
Stories
2
Rooms
45
Bathrooms
59
Total area
6,240 SF
Lot
3.25 ac (141,570 SF)
Zoning code
B-1
APN
4212-47-0141-0000
UPID
US53-2366737
Jurisdiction
PENDER
Zoning & alternative use
B-1 · Topsail Beach, NC
Zoning B-1 · permitted uses
B-1 · Topsail Beach, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Topsail Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$820,000
RESTAURANT
Est. value
$805,000
COMMERCIAL (GENERAL)
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$590,000
MEDICAL BUILDING
Est. value
$550,000
RETAIL STORES
Est. value
$445,000
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1978
Heating
RADIANT
Cooling
Yes
Stories
2
Buildings
4
Rooms
45
Bathrooms
59
Lot
3.25 ac
Current owner
From public records · entity-resolved
NEW TOPSAIL OCEAN PIER INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 3020, TOPSAIL BEACH, NC 28445-9831
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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