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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Office buildings
12 State Of Mind St, Bluffton, SC 29910-6288
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US77-0795720
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Total area
3,640 SF
Lot
0.03 ac (1,307 SF)
Zoning code
6106
APN
R614 039 00A 0328 0000
UPID
US77-0795720
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
-
Litchfield Custom Cabinetry General Contractor Renovation Specialist
-
Salon Karma Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.09M
Owner & transaction history
Kp Management LLC · 5 yrs held
Kp Management LLC
since 2021
Last sale
$895,000
2 recorded transactions
Zoning & alternative use
6106 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+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
$1,200,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,070,000
Current use
AUTO REPAIR, GARAGE
$1,245,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$940,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±10% · vs last sale $895k (Feb 18 2021)
Last sale anchor
$895k
Feb 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
$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
$15,156
Tax year 2023
Assessed value
$53,700
Assessed 2023
Previous assessed
$53,700
+0.0% YoY
Effective rate
28.22%
On assessed value
Land market value
$285,000
Improvement market value
$610,000
Total market value
$895,000
Applied tax rate
610.0000
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
2010
Heating
NONE
Total area
3,640 SF
Lot
0.03 ac (1,307 SF)
Zoning code
6106
APN
R614 039 00A 0328 0000
UPID
US77-0795720
Jurisdiction
BEAUFORT
Zoning & alternative use
6106 · Bluffton, SC
Zoning 6106 · permitted uses
6106 · 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
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$940,000
OFFICE BUILDING Current
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
2010
Heating
NONE
Lot
0.03 ac
Current owner
From public records · entity-resolved
Kp Management LLC
Entity
Mailing address
244 PINECREST CIR, BLUFFTON, SC 29910-7935
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2021
$895,000
Kp Management LLC
Flip Flop Holdings LLC
Warranty Deed
$884,800 · Flip Flop Holdings LLC
Dec 6, 2007
$2,200,000
Old Town Promenade LLC
Calhoun Street Dev LLC
Grant Deed
$1,760,000 · Atlantic Community 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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