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Property profile & analytics
OFF-MARKET
Estimated value
$2,350,000
Office buildings
12 Farmfield Ave Charleston, SC 29407-7755
Entity Owned
1-yr Hold
Free & Clear
Property ID
US77-3108819
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Total area
10,000 SF
Lot
1.04 ac (45,302 SF)
APN
349-08-00-027
UPID
US77-3108819
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
-
Dr. Cassie Salter, OD - West Ashley Physician
-
Lowcountry Eye Care - West Ashley Ophthalmologist (Bike/Boat/Book/etc) Store
-
Dr. Sanjana Vitta, OD - West Ashley Eye Exam Physician
-
Dr. F. Wes Shealy - West Ashley Optometrist Eye Care Center Contact Lenses Supplier
-
Dr. Joe Pitcavage - West Ashley Eye Doctor Eye Care Center Contact Lenses Supplier
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.63M
Blend (final)
Blend
$2.35M
Owner & transaction history
Farmfield LLC · 1 yrs held
Farmfield LLC
since 2025
Last sale
$2.1M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,855,000
Current use
COMMERCIAL (GENERAL)
$3,460,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±10% · vs last sale $2.08M (Mar 20 2025)
Last sale anchor
$2.08M
Mar 20 2025
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
$235 / 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
$25,558
Tax year 2023
Assessed value
$87,680
Assessed 2023
Previous assessed
$87,680
+0.0% YoY
Effective rate
29.15%
On assessed value
Land market value
$856,767
Improvement market value
$604,433
Total market value
$1,461,200
Applied tax rate
6.0000
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
1976
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
10,000 SF
Lot
1.04 ac (45,302 SF)
APN
349-08-00-027
UPID
US77-3108819
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.5M
OFFICE BUILDING Current
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
1976
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Farmfield LLC
Entity
Free & Clear · 1 yrs held
Mailing address
8072 LITTLE BRITTON RD, HOLLYWOOD, SC 29449-6207
Ownership since
2025
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
Jun 20, 2025
$2,075,000
Farmfield LLC
Twelve Farmfield LLC
Warranty Deed
—
Jul 15, 2016
$1,420,000
Twelve Farmfield LLC
12 Farmfield Avenue LLC
Grant Deed
related
$750,000 · United Cmnty Bk
Jul 15, 2015
$913,750
12 Farmfield Avenue LLC
Sck Properties LLC
Grant Deed
$731,000 · Td Bk NA
Jul 30, 2004
$1,025,000
Sck Properties LLC
West Ashley Associates
Grant Deed
$1,005,000 · Community First Bank
—
—
Sck Properties LLC
—
Deed Of Trust
related
$917,550 · First Fed'l S & L Charleston
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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