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Property profile & analytics
FOR LEASE
Office buildings
115 River Landing Dr Charleston, SC 29492
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US77-0547785
For Lease
1 / 2
$32 SF/Yr
115 River Landing Dr, Charleston, SC 29492
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Total area
10,672 SF
Zoning code
CHARLESTON - DI-TC
APN
275-00-00-162
UPID
US77-0547785
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
-
Harris Law Firm, LLC Law Firm
-
Glenn Churchill, Esq. & Jack Sinclaire, Esq. Law Firm
-
Sinclaire III John Law Firm
-
CSS International, LLC Business Management Consultant
-
Cottingham Jr Edward B Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.75M
CAP Approach
CAP
$2.46M
Comparable Approach
Comparable
$3.27M
Blend (final)
Blend
$3.75M
Owner & transaction history
Sweet Alice Charleston LLC · 2 yrs held
Sweet Alice Charleston LLC
since 2024
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.1M
+80.1%
Commercial (general)
$4.4M
+30.8%
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 Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charleston 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
$3,750,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
$2,665,000
6.5%
$2,460,000
7%
$2,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,375,000
Current use
RESTAURANT
$6,085,000
Change: +80% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,415,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,030,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.75M (May 24 2024)
Last sale anchor
$3.75M
May 24 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
$351 / 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
$43,053
Tax year 2022
Assessed value
$111,447
Assessed 2022
Previous assessed
$111,450
0.0% YoY
Effective rate
38.63%
On assessed value
Assessed land
$26,003
Assessed improvement
$85,444
Land market value
$485,000
Improvement market value
$1,593,700
Total market value
$2,078,700
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
For Lease
Year built
2004
Heating
NONE
Stories
2
Total area
10,672 SF
Zoning code
CHARLESTON - DI-TC
APN
275-00-00-162
UPID
US77-0547785
Jurisdiction
BERKELEY
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SC
Zoning CHARLESTON - DI-TC · permitted uses
CHARLESTON - DI-TC · Daniel Island, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Daniel Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
RESTAURANT
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2004
Heating
NONE
Stories
2
Current owner
From public records · entity-resolved
Sweet Alice Charleston LLC
Entity
Mailing address
1335 SMYTHE ST, DANIEL ISLAND, SC 29492-8488
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2024
$3,750,000
Sweet Alice Charleston LLC
River Landing Properties LLC
Deed
$3,187,500 · Regions Bank
Oct 24, 2014
—
River Landing Properties LLC
Ccb River Landing LLC
Quit Claim Deed
related
—
—
—
River Landing Properties LLC
—
Deed Of Trust
related
$600,000 · Wells Fargo Bk
—
—
River Landing Properties LLC
—
Deed Of Trust
related
$485,000 · Branch Bk&tr
—
—
River Landing Properties LLC
—
Deed Of Trust
related
$1,000,000 · Branch Bk&tr
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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