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    Isle of Palms Buildable Lot Title is generated by Realmo AI

    22 21st Avenue, Isle of Palms, SC 29451

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    For Sale
    $1,825,000

    LAND - Isle of Palms, SC

    Property size:
    3,846 SF
    Lot size:
    0.32 Acres
    Price / SF:
    $474/SF
    Added:
    Feb 5, 2026
    Days on Market:
    102
    Last Refresh:
    May 18 at 11:06 am

    Property Features for 22 21st Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Size
    3,846 SF
    Lot size
    0.32 Acres

    We can help!

    Listing Contact
    Anna Gruenloh
    Anna Gruenloh

    Listing agent Anna Gruenloh

    Listing office The Exchange Company, LLC Charleston, SC

    Listing date Feb 5, 2026

    MLS# 26004036 Listing URL

    Copyright © 2026 CHS Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Buildable lot with approved plans for a 5‑bedroom, 5.5‑bath home.
    • Ideal for second home or short‑term rental investment.
    • Walking distance to the beach, restaurants, and shops.
    • Expansive open living spaces, en‑suite baths, and additional loft.
    • Cleared homesite preserving grand oak trees and mature foliage for privacy.
    • Approximately 3,846 square feet of thoughtfully planned living space.

    Overview

    This is a rare development opportunity on Isle of Palms, featuring a buildable lot offered with plans for a 5-bedroom, 5.5-bath home. Designed with lifestyle and investment in mind, the proposed residence is ideal as a second home or short-term rental. The home features expansive open living spaces, en-suite baths, and an additional loft. The thoughtfully planned layout totals approximately 3,846 square feet. The 0.32-acre homesite has been cleared while preserving grand oak trees and mature foliage, providing privacy in the front and lush natural landscaping in the rear. Perfectly located within easy walking distance to the beach and the popular restaurants and shops of Isle of Palms, this property offers the best of island living. Isle of Palms is a premier coastal community known for its miles of pristine beaches, ocean views, and relaxed Lowcountry charm. With resort-style amenities and year-round recreation including golf, boating, watersports, and dining, it's the perfect setting for a vacation retreat or income-producing getaway.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Real Estate Agency Dental Office Hair Salon Nail Salon Gym & Fitness Center Pharmacy Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Isle of Palms
    County
    Charleston
    State
    South Carolina
    Longitude
    -79.784219
    Latitude
    32.791579

    Nearby Similar for Sale

    • $1,850,000
      1,504 SF

      Isle of Palms Triplex Bungalow

      Triplex near beach, restaurants, and intracoastal waterway.
      1 12th Avenue, Isle of Palms, SC 29451
      View Details
    • $2,200,000

      Half-Acre Homesite, Isle of Palms

      Expansive homesite near beach, amenities, and Lowcountry setting.
      23 22nd Avenue, Isle of Palms, SC 29451
      View Details
    • $125,000

      Isle of Palms Marina Slip

      Marina slip with quick access to waterways and dedicated utilities.
      101 Palm Boulevard, Isle of Palms, SC 29451
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Buildable lot with plans for a 5-bedroom home.
    Where is this residential land & home lot located?
    The property is located at 22 21st Avenue Isle of Palms, SC.
    What is the asking price?
    The asking price for this property is $1,825,000.
    What are key features of this property?
    This property features: Buildable lot with approved plans for a 5‑bedroom, 5.5‑bath home.; Ideal for second home or short‑term rental investment.; Walking distance to the beach, restaurants, and shops.
    (843) 224-6358
    We can help!
    Listing Contact
    Anna Gruenloh
    Anna Gruenloh
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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