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Property profile & analytics
OFF-MARKET
Estimated value
$5,555,000
Commercial real estate
101 Canoy Ln Clemson, SC 29631-3154
Individually Owned
17-yr Hold
Free & Clear
Property ID
US77-0692203
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
35,228 SF
Lot
4.52 ac (196,891 SF)
Zoning code
CP2
APN
4054-14-43-8589
UPID
US77-0692203
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
-
Eggs Up Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.61M
Comparable Approach
Comparable
$7.71M
Blend (final)
Blend
$5.56M
Owner & transaction history
Margaret C Herndon · 17 yrs held
Margaret C Herndon
since 2008
1 recorded transaction
Zoning & alternative use
CP2 · Clemson, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.7M
+52.8%
Medical building
$6.4M
+45.9%
Office building
$5.0M
+13.8%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,075,000
6.5%
$5,610,000
7%
$5,210,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,350,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,650,000
Change: +53% · Conversion: Moderate
MEDICAL BUILDING
$6,350,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$4,950,000
Change: +14% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,640,000
Change: -16% · Conversion: Difficult
RETAIL STORES
$3,615,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$5.56M
Range $5.00M – $6.11M · ±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
$158 / 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
$100,485
Tax year 2023
Assessed value
$819,010
Assessed 2023
Previous assessed
$819,010
+0.0% YoY
Effective rate
12.27%
On assessed value
Assessed land
$121,180
Assessed improvement
$697,830
Land market value
$2,034,000
Improvement market value
$11,713,200
Total market value
$13,747,200
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
YES
Buildings
3
Stories
1
Units
3
Total area
35,228 SF
Lot
4.52 ac (196,891 SF)
Zoning code
CP2
APN
4054-14-43-8589
UPID
US77-0692203
Jurisdiction
PICKENS
Zoning & alternative use
CP2 · Clemson, SC
Zoning CP2 · permitted uses
CP2 · 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
COMMERCIAL (GENERAL) Current
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
MEDICAL BUILDING
Est. value
$6.4M
OFFICE BUILDING
Est. value
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
RETAIL STORES
Est. value
$3.6M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
3
Units
3
Lot
4.52 ac
Current owner
From public records · entity-resolved
Margaret C Herndon
Individual
Free & Clear · 17 yrs held
Mailing address
PO BOX 699, FOUNTAIN INN, SC 29644-0699
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2008
$400,000
Margaret C Herndon
Jsi Clemson LLC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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