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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Manufacturing properties
120 Pidgeon Bay Rd Summerville, SC 29483-3436
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US77-2789556
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2006
Construction
METAL FRAME
Total area
12,070 SF
Lot
12.73 ac (554,519 SF)
Zoning code
MULTI
APN
130-13-00-105
UPID
US77-2789556
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
-
Air Centers of South Carolina Production Facility Building Supply
-
Lake Doctors Inc Professional Services Recreation
-
Farris Precision Building Supply
-
S & R Interior Building & Supply Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.49M
Owner & transaction history
Pigeon Bay Properties LLC · 9 yrs held
Pigeon Bay Properties LLC
since 2016
2 recorded transactions
Zoning & alternative use
MULTI · Summerville, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.5M
+27.5%
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 Summerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Summerville 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
INDUSTRIAL (GENERAL)
$1,155,000
Current use
WAREHOUSE, STORAGE
$1,470,000
Change: +27% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±10%
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
$123 / 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
$34,153
Tax year 2023
Assessed value
$88,509
Assessed 2023
Previous assessed
$88,509
+0.0% YoY
Effective rate
38.59%
On assessed value
Assessed land
$55,208
Assessed improvement
$33,301
Land market value
$920,126
Improvement market value
$555,011
Total market value
$1,475,137
Applied tax rate
200.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2006
Construction
METAL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Total area
12,070 SF
Lot
12.73 ac (554,519 SF)
Zoning code
MULTI
APN
130-13-00-105
UPID
US77-2789556
Jurisdiction
DORCHESTER
Zoning & alternative use
MULTI · Summerville, SC
Zoning MULTI · permitted uses
MULTI · Summerville, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Summerville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.5M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
2006
Construction
METAL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
12.73 ac
Current owner
From public records · entity-resolved
Pigeon Bay Properties LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1608 CP RD APT #70, CHARLESTON, SC 29412-4012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Nov 21, 2016
—
Pigeon Bay Properties LLC
Bill Hall Co LP
Quit Claim Deed
related
—
Apr 2, 2015
—
Pigeon Bay Properties LLC
Bill Hall Co LP
Grant Deed
related
—
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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