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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Commercial real estate
1038 Legrand Blvd Wando, SC 29492-7672
Entity Owned
~
Est. High Equity
Property ID
US77-1274450
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2003
Total area
8,120 SF
Lot
1.53 ac (66,647 SF)
Zoning code
BERKELEY COUNTY - LI
APN
271-00-01-143
UPID
US77-1274450
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
$1.24M
CAP Approach
CAP
$1.57M
Comparable Approach
Comparable
$2.70M
Blend (final)
Blend
$1.97M
Owner & transaction history
Bluff Overlook LLC
Bluff Overlook LLC
since 2025
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
BERKELEY COUNTY - LI · Wando, 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 Wando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wando 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
$1,365,000
ML approach
$1,235,000
CAP Approach
CAP Return
Estimation
6%
$1,695,000
6.5%
$1,565,000
7%
$1,450,000
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±10% · vs last sale $2.05M (Jul 16 2025)
Last sale anchor
$2.05M
Jul 16 2025
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
$242 / 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
$22,484
Tax year 2023
Assessed value
$96,918
Assessed 2023
Previous assessed
$96,918
+0.0% YoY
Effective rate
23.20%
On assessed value
Assessed land
$43,608
Assessed improvement
$53,310
Land market value
$726,800
Improvement market value
$888,500
Total market value
$1,615,300
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
2003
Heating
NONE
Stories
1
Total area
8,120 SF
Lot
1.53 ac (66,647 SF)
Zoning code
BERKELEY COUNTY - LI
APN
271-00-01-143
UPID
US77-1274450
Jurisdiction
BERKELEY
Zoning & alternative use
BERKELEY COUNTY - LI · Wando, SC
Zoning BERKELEY COUNTY - LI · permitted uses
BERKELEY COUNTY - LI · Wando, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wando. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Heating
NONE
Stories
1
Lot
1.53 ac
Current owner
From public records · entity-resolved
Bluff Overlook LLC
Entity
Mailing address
1038 LEGRAND BLVD, DANIEL ISLAND, SC 29492-7672
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2025
$2,050,000
Bluff Overlook LLC
Dlv Investments LLC
Deed
$1,537,500 · Southstate Bank NA
Jul 14, 2025
$1,542,500
Dlv Investments LLC
The Boyd Leon Hyder Living Trust
Deed
—
Dec 30, 2021
$1,542,500
Leon Hyder Boyd
Bennett Development LLC
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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