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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Distribution centers
117 Thomas Cary Ct Wando, SC 29492-7940
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US77-0611337
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2003
Total area
9,000 SF
Zoning code
BERKELEY COUNTY - GC
APN
267-00-00-121
UPID
US77-0611337
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
$2.18M
CAP Approach
CAP
$1.82M
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.14M
Owner & transaction history
Hill 117tc LLC · 2 yrs held
Hill 117tc LLC
since 2023
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
BERKELEY COUNTY - GC · Wando, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.9M
+121.9%
Neighborhood: shopping center
$2.6M
+99.0%
Retail stores
$2.0M
+58.8%
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 Wando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wando 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
$2,215,000
ML approach
$2,180,000
CAP Approach
CAP Return
Estimation
6%
$1,970,000
6.5%
$1,820,000
7%
$1,690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,850,000
Change: +122% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,555,000
Change: +99% · Conversion: Moderate
RETAIL STORES
$2,040,000
Change: +59% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,555,000
Change: +21% · Conversion: Easy
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10% · vs last sale $2.43M (Nov 20 2023)
Last sale anchor
$2.43M
Nov 20 2023
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
$238 / 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
$2,432
Tax year 2023
Assessed value
$91,614
Assessed 2023
Previous assessed
$72,108
+27.1% YoY
Effective rate
2.65%
On assessed value
Assessed land
$13,500
Assessed improvement
$78,114
Land market value
$300,000
Improvement market value
$1,735,900
Total market value
$2,035,900
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2003
Heating
NONE
Stories
1
Total area
9,000 SF
Zoning code
BERKELEY COUNTY - GC
APN
267-00-00-121
UPID
US77-0611337
Jurisdiction
BERKELEY
Zoning & alternative use
BERKELEY COUNTY - GC · Wando, SC
Zoning BERKELEY COUNTY - GC · permitted uses
BERKELEY COUNTY - GC · Wando, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
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
NONE
Stories
1
Current owner
From public records · entity-resolved
Hill 117tc LLC
Entity
Mailing address
570 COMMONWEALTH RD, MT PLEASANT, SC 29466-8307
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2024
—
Hll117tc LLC
—
Deed
related
$1,675,000 · South Carolina FCU
Nov 20, 2023
$2,425,000
Hill 117tc LLC
Cfrw LLC
Deed
$1,675,000 · South Carolina FCU
Oct 12, 2020
$1,200,000
Cfrw LLC
Djd Realty LLC
Grant Deed
$1,000,631 · Southern First Bk NA
Feb 28, 2020
—
Djd Realty LLC
—
Deed
related
$700,000 · Bank Of Walterboro
Jul 19, 2017
—
Djd Realty LLC
—
Deed
related
$631,627 · Palmetto Heritage Bk&tr
Aug 11, 2014
—
Djd Realty LLC
—
Trustees Deed
related
$200,000 · Palmetto Heritage Bk&tr
Dec 31, 2010
—
Djd Realty LLC
Wooden Ships INC
Grant Deed
related
—
Mar 25, 2010
$550,000
Wooden Ships INC
Diloreti Dev LLP
Grant Deed
$467,500 · Branch Banking & Trust Co
Sep 3, 2003
—
Diloreti Dev LLP
—
Grant Deed
related
—
—
—
Djd Realty LLC
—
Deed Of Trust
related
$429,229 · Palmetto Heritage Bk&tr
—
—
Diloreti Dev LLP
—
Deed Of Trust
related
$150,000 · South Carolina Bank &trust NA
—
—
Djd Realty LLC
—
Deed Of Trust
related
$446,000 · Palmetto Heritage Bk&tr
—
—
Djd Realty LLC
—
Deed Of Trust
related
$631,627 · Palmetto Heritage 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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