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Property profile & analytics
OFF-MARKET
Estimated value
$6,975,000
Office buildings
1180 Sam Rittenberg Blvd Charleston, SC 29407-3382
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US77-1195281
Property summary
AI-generated overview
Northbridge Executive Park offers exceptional office space in Charleston, SC, at 1180 Sam Rittenberg Blvd, zip code 29407. This two-building property, encompassing 11,065 square feet, features extensive recent interior and exterior renovations, providing high-end finishes. The property includes suites ranging from 1,872 to 2,209 contiguous square feet, with a minimum divisible space of 1,872 square feet. One building, situated at 1176 Sam Rittenberg Blvd, is a newly completed two-story structure (Q4 2023), offering flexible, customizable layouts with open floorplates and abundant natural light. This building provides the option of leasing a full floor or the entire building. Both buildings overlook a shared green space. The property's central location within a competitive submarket makes it an ideal choice for businesses seeking modern, high-quality office space. The property's APN is 352-8-00-012, 016.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
12,859 SF
Lot
2.5 ac (108,900 SF)
APN
352-08-00-012
UPID
US77-1195281
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
-
Richard J. Aucoin, PHD Physician Medical Clinic
-
Autism Behavioral Institute, LLC Crisis Center Medical Clinic
-
Grimball & Cabaniss LLC Law Firm
-
Butler & College, LLC Law Firm
-
Gallagher Insurance, Risk Management & Consulting Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.98M
Blend (final)
Blend
$6.98M
Owner & transaction history
1180 Sam Rittenberg LLC · 6 yrs held
1180 Sam Rittenberg LLC
since 2019
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.3M
+47.8%
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 Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charleston 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,960,000
Current use
RESTAURANT
$7,330,000
Change: +48% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,445,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$6.98M
Range $6.28M – $7.67M · ±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
$542 / 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
$81,207
Tax year 2023
Assessed value
$285,300
Assessed 2023
Previous assessed
$285,300
+0.0% YoY
Effective rate
28.46%
On assessed value
Land market value
$1,500,000
Improvement market value
$3,255,000
Total market value
$4,755,000
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Heating
HEAT PUMP
Stories
3
Total area
12,859 SF
Lot
2.5 ac (108,900 SF)
APN
352-08-00-012
UPID
US77-1195281
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.0M
RESTAURANT
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$4.4M
OFFICE BUILDING Current
RESTAURANT
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
1986
Heating
HEAT PUMP
Stories
3
Lot
2.5 ac
Current owner
From public records · entity-resolved
1180 Sam Rittenberg LLC
Entity
Mailing address
PO BOX 2441, MOUNT PLEASANT, SC 29465-2441
Ownership since
2019
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
Jul 26, 2024
—
1180 Sam Rittenberg LLC
—
Deed
related
$65,000,000 · South Atlantic Bank
Nov 22, 2019
$5,425,000
1180 Sam Rittenberg LLC
Northbridge Investors LP
Grant Deed
$3,500,000 · Southern First Bk NA
Jan 26, 2001
—
Emr Dev LLC
—
Deed Of Trust
related
—
—
—
Northbridge Investors LP
—
Deed Of Trust
related
$1,655,000 · South St Bk
—
—
Northbridge Investors LP
—
Deed Of Trust
related
$1,850,000 · Wachovia Bank NA
—
—
Northbridge Investors LP
—
Deed Of Trust
related
$200,000 · Wells Fargo Bk
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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