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Property profile & analytics
OFF-MARKET
Estimated value
$7,250,000
Office buildings
110 Traders Cross, Bluffton, SC 29909-4637
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US77-0815333
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
27,336 SF
Lot
4.85 ac (211,266 SF)
Zoning code
6616
APN
R600 021 000 0049 0000
UPID
US77-0815333
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
-
Hilton Head - Health & Medicare Advisors Insurance Agency
-
Aliquot Surveying Associates Land Surveyor
-
Fraser Law Firm, LLC Law Firm
-
Dyches Law Group - Bluffton Law Firm
-
The Brown Firm Injury and Accident Attorneys Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.25M
Blend (final)
Blend
$7.25M
Owner & transaction history
Sovsc · 8 yrs held
Sovsc
since 2017
6 recorded transactions
Zoning & alternative use
6616 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.8M
+22.1%
Auto repair, garage
$9.3M
+16.1%
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 Bluffton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bluffton 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
$8,045,000
Current use
RESTAURANT
$9,825,000
Change: +22% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,335,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,495,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$7.25M
Range $6.53M – $7.98M · ±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
$265 / 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
$26,207
Tax year 2023
Assessed value
$289,370
Assessed 2023
Previous assessed
$251,630
+15.0% YoY
Effective rate
9.06%
On assessed value
Land market value
$1,697,500
Improvement market value
$4,143,500
Total market value
$5,841,000
Applied tax rate
600.0000
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
1999
Heating
NONE
Buildings
2
Total area
27,336 SF
Lot
4.85 ac (211,266 SF)
Zoning code
6616
APN
R600 021 000 0049 0000
UPID
US77-0815333
Jurisdiction
BEAUFORT
Zoning & alternative use
6616 · Bluffton, SC
Zoning 6616 · permitted uses
6616 · Bluffton, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bluffton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$8.0M
RESTAURANT
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$7.5M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1999
Heating
NONE
Buildings
2
Lot
4.85 ac
Current owner
From public records · entity-resolved
Sovsc
Individual
Mailing address
PO BOX 1880, BLUFFTON, SC 29910-1880
Ownership since
2017
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
Dec 14, 2017
$4,175,000
Sovsc
Rref Rb Sc Obd LLC
Limited Warranty Deed
$4,500,000 · Td Bank NA
Jun 22, 2012
—
Rref Rb-sc Obd LLC
Okatie Business Developers LLC
Grant Deed
—
Jan 18, 2008
—
Okatie Business Developers LLC
—
Trustees Deed
related
$250,000 · Regions Bk/fayette
Apr 13, 2007
—
Okatie Business Developers LLC
—
Grant Deed
related
$6,250,000 · Regions Bk/fayette
—
—
Rref Rb-sc Obd LLC
—
Deed Of Trust
related
$5,634,962 · Rial Series 2013-lt2
—
—
Rref Rb-sc Obd LLC
—
Deed Of Trust
related
$2,538,989 · Wfb NA
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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