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Property profile & analytics
OFF-MARKET
Estimated value
$6,995,000
Retail space
1100 Seaboard St Myrtle Beach, SC 29577-6517
Entity Owned
3-yr Hold
Free & Clear
Property ID
US77-2000649
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
31,887 SF
Lot
4.42 ac (192,535 SF)
Zoning code
C3
APN
425-11-02-0010
UPID
US77-2000649
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
-
Havertys Furniture Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.15M
Comparable Approach
Comparable
$8.20M
Blend (final)
Blend
$7.00M
Owner & transaction history
Myrtle Beach Farms Company INC · 3 yrs held
Myrtle Beach Farms Company INC
since 2023
6 recorded transactions
Zoning & alternative use
C3 · Myrtle Beach, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.6M
+68.4%
Apartment house (5+ units)
$9.1M
+58.7%
Office building
$7.8M
+36.4%
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 Myrtle Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Myrtle Beach 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%
$7,750,000
6.5%
$7,150,000
7%
$6,640,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,705,000
Current use
MEDICAL BUILDING
$9,605,000
Change: +68% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,055,000
Change: +59% · Conversion: Difficult
OFFICE BUILDING
$7,785,000
Change: +36% · Conversion: Easy
RESTAURANT
$7,380,000
Change: +29% · Conversion: Easy
WAREHOUSE, STORAGE
$4,795,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$7.00M
Range $6.30M – $7.69M · ±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
$219 / 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
$71,466
Tax year 2023
Assessed value
$207,572
Assessed 2023
Effective rate
34.43%
On assessed value
Assessed land
$56,040
Assessed improvement
$151,532
Land market value
$1,507,180
Improvement market value
$3,178,900
Total market value
$4,686,080
Applied tax rate
880.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
SOLAR
Cooling
CENTRAL
Total area
31,887 SF
Lot
4.42 ac (192,535 SF)
Zoning code
C3
APN
425-11-02-0010
UPID
US77-2000649
Jurisdiction
HORRY
Zoning & alternative use
C3 · Myrtle Beach, SC
Zoning C3 · permitted uses
C3 · Myrtle Beach, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Myrtle Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$9.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.1M
OFFICE BUILDING
Est. value
$7.8M
RESTAURANT
Est. value
$7.4M
WAREHOUSE, STORAGE
Est. value
$4.8M
RETAIL STORES Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
RESTAURANT
WAREHOUSE, STORAGE
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
2003
Heating
SOLAR
Cooling
Yes
Lot
4.42 ac
Current owner
From public records · entity-resolved
Myrtle Beach Farms Company INC
Entity
Free & Clear · 3 yrs held
Mailing address
780 JOHNSON FRY RD, ATLANTA, GA 30342-1434
Ownership since
2023
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
Feb 24, 2023
—
Myrtle Beach Farms Company INC
Seaboard Commons Holdings LLC
Warranty Deed
—
Jan 6, 2017
—
Seaboard Commons Holdings LLC
—
Loan Modification
related
$7,650,000 · Miscellaneous Ins Co
Sep 14, 2010
—
Seaboard Commons Holdings LLC
—
Grant Deed
related
$19,700,000 · Miscellaneous Ins Co
Jul 28, 2010
—
Seaboard Commons Holdings LLC
Myrtle Beach Farms Co INC
Grant Deed
related
—
Aug 6, 2009
—
Myrtle Beach Farms Co INC
—
Loan Modification
related
$14,000,000 · Bank Of America
Jul 31, 2009
—
Myrtle Beach Farms Co INC
—
Grant Deed
related
$14,000,000 · Bank Of America
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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