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354 King St, Charleston, SC 29401-1440
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Estimated value (blended)
$6.26M
Range $5.63M – $6.89M (±10%)
Property ID
US77-0557883
Property summary
AI-generated overview
This exceptional 3,000-square-foot retail space is located on King Street in the heart of historic Charleston, South Carolina. Situated on the second floor of a building constructed in 1880, this single-tenant property offers a unique opportunity for a business seeking a prominent location in a vibrant and desirable area. The space is classified as Class B and is currently entirely vacant, providing immediate occupancy for a new tenant. The zoning designation is GB. The entire 3,000 square feet is available, but the space is divisible, allowing for a minimum of 1,200 square feet. This flexibility makes it suitable for a variety of retail concepts, from boutiques and art galleries to restaurants or other service-oriented businesses. The property's historical charm combined with its prime location on King Street presents a rare opportunity to establish a thriving business in one of Charleston's most sought-after commercial districts. The asking price is $20 per square foot. The address is 354 King Street, Charleston, SC 29401.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1880
Total area
7,539 SF
Lot
0.12 ac (5,227 SF)
APN
457-04-02-016
UPID
US77-0557883
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.77M
Blend (final)
Blend
$6.26M
Owner & transaction history
since 2025
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
Top alternative use upside
Apartment house (5+ units)
$8.3M
+27.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.26M
Value range
$5.63M – $6.89M
±10% around blend
Estimated value / SF
$830 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$5.63M
blend $6.26M
$6.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,539 SF
Lot area
0.12 ac
Year built
1880
Stories
1
APN
457-04-02-016
Assessed value
$270,900
Annual tax
$77,987
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$77,987
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.30M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.1 mi away · 9,706 SF
4.6 mi away · 7,832 SF
5.3 mi away · 8,388 SF
7.4 mi away · 8,120 SF
9.0 mi away · 7,095 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 131 sales
$864
-4%
Submarket 937 sales
$414
+101%
County 1390 sales
$464
+79%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $830/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+27%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
55,336.99%
Selected cap rate for this commercial real estate
Derived from the Charleston market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$40k *
Last sale · May 2025
$5.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$72
Move the market yield to see immediate price impact.
Value / SF
$0
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
55,336.49%55,336.99%55,337.49%
$36k
$65
$65
$65
$40k
$73
$72
$72
$44k
$80
$80
$80
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.00M
3.1 mi · Jan 2026 · $105/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$77,987
Tax year 2023
Assessed value
$270,900
Assessed 2023
Previous assessed
$270,900
+0.0% YoY
Effective rate
28.79%
On assessed value
Land market value
$1,700,000
Improvement market value
$2,815,000
Total market value
$4,515,000
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1880
Heating
FORCED AIR
Stories
1
Total area
7,539 SF
Lot
0.12 ac (5,227 SF)
APN
457-04-02-016
UPID
US77-0557883
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1880
Heating
FORCED AIR
Stories
1
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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