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Property profile & analytics
OFF-MARKET
Estimated value
$1,910,000
Office buildings
1160 Fording Is Rd, Bluffton, SC 29910-8625
Individually Owned
4-yr Hold
Free & Clear
Property ID
US77-1090473
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Total area
6,414 SF
Lot
0.92 ac (40,075 SF)
Zoning code
6616
APN
R600 040 000 042B 0000
UPID
US77-1090473
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
-
HUB International Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$2.37M
Blend (final)
Blend
$1.91M
Owner & transaction history
Dean C Marchant · 4 yrs held
Dean C Marchant
since 2022
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
6616 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+22.1%
Auto repair, garage
$2.2M
+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
$1,910,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,570,000
6.5%
$1,450,000
7%
$1,345,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,890,000
Current use
RESTAURANT
$2,305,000
Change: +22% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,190,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,655,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.91M
Range $1.72M – $2.10M · ±10% · vs last sale $1.67M (Jan 11 2022)
Last sale anchor
$1.67M
Jan 11 2022
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
$298 / 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
$24,785
Tax year 2023
Assessed value
$100,460
Assessed 2023
Previous assessed
$100,460
+0.0% YoY
Effective rate
24.67%
On assessed value
Land market value
$782,000
Improvement market value
$892,400
Total market value
$1,674,400
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
1996
Heating
NONE
Total area
6,414 SF
Lot
0.92 ac (40,075 SF)
Zoning code
6616
APN
R600 040 000 042B 0000
UPID
US77-1090473
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
$1.9M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.7M
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
1996
Heating
NONE
Lot
0.92 ac
Current owner
From public records · entity-resolved
Dean C Marchant
Individual
Free & Clear · 4 yrs held
Mailing address
287 BAMBERG DR, BLUFFTON, SC 29910-7401
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2022
$1,674,400
Dean C Marchant
Eagle Associates Of Niagara Frontie
Warranty Deed
—
Aug 1, 2016
$1,272,500
Eagle Assocs Of Niagara Frontier
Tier II Holding Co LLC
Warranty Deed
$1,018,000 · Evans Bk 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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