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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Retail space
111 Saint James Ave Goose Creek, SC 29445-2999
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US77-1259302
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Total area
2,320 SF
Lot
0.9 ac (39,204 SF)
Zoning code
GOOSE CREEK - GC
APN
243-08-06-012
UPID
US77-1259302
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
$525k
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$439k
Blend (final)
Blend
$530k
Owner & transaction history
Harry Hood At Shelmore Village LLC · 5 yrs held
Harry Hood At Shelmore Village LLC
since 2021
Last sale
$600,000
4 recorded transactions
Zoning & alternative use
GOOSE CREEK - GC · Goose Creek, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$880,000
+67.6%
Neighborhood: shopping center
$660,000
+25.3%
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 Goose Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goose Creek 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
$530,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
RETAIL STORES
$525,000
Current use
OFFICE BUILDING
$880,000
Change: +68% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: +25% · Conversion: Moderate
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $600k (May 18 2021)
Last sale anchor
$600k
May 18 2021
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
$228 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$9,670
Tax year 2022
Assessed value
$32,700
Assessed 2022
Previous assessed
$28,060
+16.5% YoY
Effective rate
29.57%
On assessed value
Assessed land
$31,188
Assessed improvement
$1,512
Land market value
$519,800
Improvement market value
$25,200
Total market value
$545,000
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
2018
Heating
NONE
Stories
1
Total area
2,320 SF
Lot
0.9 ac (39,204 SF)
Zoning code
GOOSE CREEK - GC
APN
243-08-06-012
UPID
US77-1259302
Jurisdiction
BERKELEY
Zoning & alternative use
GOOSE CREEK - GC · Goose Creek, SC
Zoning GOOSE CREEK - GC · permitted uses
GOOSE CREEK - GC · Goose Creek, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goose Creek. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$525,000
OFFICE BUILDING
Est. value
$880,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2018
Heating
NONE
Stories
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Harry Hood At Shelmore Village LLC
Entity
Mailing address
113 COOPER DR, SANTEE, SC 29142-9317
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2021
$600,000
Harry Hood At Shelmore Village LLC
Zzg & Co LLC
Deed
$350,000 · First Palmetto Bank
Jul 6, 2001
$430,000
Zzg & Co LLC
—
Grant Deed
—
Jul 23, 1999
$200,000
Banker Coastline Coldwell
—
Grant Deed
related
—
—
—
Zzg & Co LLC
—
Deed Of Trust
related
$452,000 · Tidelands Bank
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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