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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Commercial real estate
1084 Hwy 174, Edisto Island, SC 29438-6812
Entity Owned
Free & Clear
Property ID
US77-0592645
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1978
Total area
1,532 SF
Lot
1.4 ac (60,984 SF)
APN
076-00-00-177
UPID
US77-0592645
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
$840k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$516k
Blend (final)
Blend
$840k
Owner & transaction history
Pompano Partners LLC
Pompano Partners LLC
since 2025
Last sale
$837,819
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$815,000
+14.5%
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 Edisto Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edisto Island 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
$840,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$710,000
Current use
OFFICE BUILDING
$815,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $838k (Jun 14 2024)
Last sale anchor
$838k
Jun 14 2024
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
$548 / 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
$4,816
Tax year 2023
Assessed value
$17,400
Assessed 2023
Previous assessed
$17,400
+0.0% YoY
Effective rate
27.68%
On assessed value
Land market value
$100,000
Improvement market value
$190,000
Total market value
$290,000
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1978
Heating
SPACE
Cooling
CENTRAL
Stories
1
Total area
1,532 SF
Lot
1.4 ac (60,984 SF)
APN
076-00-00-177
UPID
US77-0592645
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
COMMERCIAL (GENERAL) Current
Est. value
$710,000
OFFICE BUILDING
Est. value
$815,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1978
Heating
SPACE
Cooling
Yes
Stories
1
Lot
1.4 ac
Current owner
From public records · entity-resolved
Pompano Partners LLC
Entity
Free & Clear · 0 yrs held
Mailing address
245 COINBOW CIR, MOUNT PLEASANT, SC 29464-2535
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2025
$500,000
Pompano Partners LLC
Bs Angels LLC
Warranty Deed
—
Jun 14, 2024
$837,819
Bs Angels LLC
Cpsi 401k
Warranty Deed
—
Mar 12, 2024
—
Cpsi 401k
James C Hughes
Quit Claim Deed
related
—
Nov 1, 2019
$275,000
James C Hughes III
Oyster Factory Road LLC
Grant Deed
$415,000 · Cpsi 401k
Jun 16, 2016
—
Edingsville Grocery LLC
Grant,karen D
Quit Claim Deed
related
—
Feb 13, 2015
$82,100
Edingsville Grocery LLC
Grant,marvin C
Quit Claim Deed
related
$82,000 · Marvin C Grant
Oct 19, 2009
—
Natasha T Grant
Grant Janie L
Quit Claim Deed
related
—
Mar 10, 2005
—
Natasha T Grant
Grant,janie L
Quit Claim Deed
related
—
—
—
Edingsville Grocery LLC
—
Deed Of Trust
related
$85,000 · South Carolina Cmnty Loan Fund
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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