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Property profile & analytics
OFF-MARKET
Estimated value
$5,255,000
Strip malls
500 Old Greenville Hwy Ste 1 Clemson, SC 29631-1787
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US77-0919581
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
73,496 SF
Lot
9.49 ac (413,384 SF)
Zoning code
CP 2 COMMUNITY BUS DIST
APN
4054-15-53-7539
UPID
US77-0919581
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
$4.81M
CAP Approach
CAP
$4.91M
Comparable Approach
Comparable
$5.21M
Blend (final)
Blend
$5.26M
Owner & transaction history
480 Clemson LLC · 2 yrs held
480 Clemson LLC
since 2023
Last sale
$5.7M
6 recorded transactions
Zoning & alternative use
CP 2 COMMUNITY BUS DIST · Clemson, SC
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 Clemson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clemson 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
$5,205,000
ML approach
$4,810,000
CAP Approach
CAP Return
Estimation
6%
$5,315,000
6.5%
$4,905,000
7%
$4,555,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$7,590,000
Current use
RETAIL STORES
$7,545,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$5.26M
Range $4.73M – $5.78M · ±10% · vs last sale $5.70M (Dec 6 2023)
Last sale anchor
$5.70M
Dec 6 2023
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
$72 / 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
$87,335
Tax year 2023
Assessed value
$694,740
Assessed 2023
Previous assessed
$694,740
+0.0% YoY
Effective rate
12.57%
On assessed value
Assessed land
$113,880
Assessed improvement
$580,860
Land market value
$1,898,000
Improvement market value
$9,681,000
Total market value
$11,579,000
Applied tax rate
5.0000
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Rooms
7
Total area
73,496 SF
Lot
9.49 ac (413,384 SF)
Zoning code
CP 2 COMMUNITY BUS DIST
APN
4054-15-53-7539
UPID
US77-0919581
Jurisdiction
PICKENS
Zoning & alternative use
CP 2 COMMUNITY BUS DIST · Clemson, SC
Zoning CP 2 COMMUNITY BUS DIST · permitted uses
CP 2 COMMUNITY BUS DIST · Clemson, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clemson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$7.6M
RETAIL STORES
Est. value
$7.5M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Rooms
7
Lot
9.49 ac
Current owner
From public records · entity-resolved
480 Clemson LLC
Entity
Mailing address
8595 PELHAM RD #400132, GREENVILLE, SC 29615-5759
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2023
$600,000
480 Clemson LLC
500 Greenville Ny LLC
Deed
$360,000 · Capnet LLC
Dec 6, 2023
$5,700,000
500 Clemson LLC
500 Greenville Ny LLC
Deed
$4,600,000 · Ut Federal Credit Union
Aug 23, 2021
$5,125,000
500 Greenville Ny LLC
Tristate Sc One LP
Limited Warranty Deed
$4,220,000 · Greenville FCU
Oct 23, 2017
—
Tristate Sc One LP
—
Deed
related
$771,764 · Edward Thomas LLC
Jun 7, 2006
$6,262,000
Tristate Sc One
Langston Place Ptshp
Grant Deed
—
—
—
Tristate Sc One LP
—
Deed Of Trust
related
$771,764 · Edward Thomas LLC
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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