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    Lake Russell Waterfront Land Title is generated by Realmo AI

    Lake Forest Drive, Abbeville, SC

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    LAND - Abbeville, SC

    Lot size:
    1.45 Acres
    Added:
    May 18, 2026
    Days on Market:
    5
    Last Refresh:
    May 22 at 9:06 pm

    Property Features for Lake Forest Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0770000086
    Lot size
    1.45 Acres

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Jamie Cox

    Listing agent Jamie Cox

    Listing office BHHS C Dan Joyner - CBD Greenville, SC

    Listing date May 18, 2026

    MLS# 1540821 Listing URL

    Copyright © 2026 Greater Greenville Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1.37 acre lake lot on Lake Russell.
    • Unlimited lake access due to proximity to Corp of Engineer property.
    • Located in Calhoun Forest subdivision offering privacy.
    • Lake Russell boat ramp is only five miles away.
    • Pristine Lake Russell is a 26,650 acre lake known for fishing.
    • Enjoy hunting, 4‑wheeling, fishing, and boating.

    Overview

    This 1.37-acre lake lot is located on Lake Russell within the Calhoun Forest subdivision. The property is mostly wooded and offers access to the lake through the Corp of Engineer property, which borders the subdivision and provides unlimited access to the lake. The Corps of Engineers maintains a 300 ft. buffer zone around the 540 miles of shoreline. The Lake Russell boat ramp is five miles away, and the Lake Secession boat ramp is less than 10 miles away. Lake Russell, a 26,650-acre lake on the Savannah River, is known for fishing. The property is suitable for hunting, 4-wheeling, fishing, and boating. *Property was purchased at a Delinquent Tax Sale. Seller is pursuing a quiet title action at their sole cost and expense. Closing shall take place within 10 days of the date a final Order to Quiet Title is issued.*
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Abbeville
    County
    Abbeville
    State
    South Carolina
    Longitude
    -82.615284
    Latitude
    34.240705

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    FAQs

    What type of property is this?
    Waterfront Land - 1.37 acres on Lake Russell with lake access.
    Where is this waterfront land located?
    The property is located at Lake Forest Drive Abbeville, SC.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: 1.37 acre lake lot on Lake Russell.; Unlimited lake access due to proximity to Corp of Engineer property.; Located in Calhoun Forest subdivision offering privacy.
    (864) 608-2821
    We can help!
    Listing Contact
    Jamie Cox
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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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