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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Retail space
1206 Fording Is Rd Bluffton, SC 29910-6570
Entity Owned
3-yr Hold
Free & Clear
Property ID
US77-1707709
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
7,140 SF
Lot
0.69 ac (30,056 SF)
Zoning code
6606
APN
R600 040 000 0669 0000
UPID
US77-1707709
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
-
Epting Distributors of Bluffton Hardware & Home Improvement Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$751k
Blend (final)
Blend
$750k
Owner & transaction history
1204 Fording Island Rd LLC · 3 yrs held
1204 Fording Island Rd LLC
since 2023
6 recorded transactions
Zoning & alternative use
6606 · Bluffton, SC
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 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
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
RETAIL STORES
$1,190,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,145,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$975,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$105 / 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
$10,296
Tax year 2023
Assessed value
$40,980
Assessed 2023
Previous assessed
$14,280
+187.0% YoY
Effective rate
25.12%
On assessed value
Land market value
$517,500
Improvement market value
$393,200
Total market value
$910,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Total area
7,140 SF
Lot
0.69 ac (30,056 SF)
Zoning code
6606
APN
R600 040 000 0669 0000
UPID
US77-1707709
Jurisdiction
BEAUFORT
Zoning & alternative use
6606 · Bluffton, SC
Zoning 6606 · permitted uses
6606 · 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
RETAIL STORES Current
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$975,000
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Lot
0.69 ac
Current owner
From public records · entity-resolved
1204 Fording Island Rd LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1208 FORDING IS RD, BLUFFTON, SC 29910-6570
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2025
—
1204 Fording Island Rd LLC
—
Deed
related
$1,000,000 · First Bank
Apr 24, 2023
—
1204 Fording Island Rd LLC
45 Grand Oaks Storage LLC
Deed
—
May 9, 2022
$7,100,000
1204 Fording Island Rd LLC
Black Diamond LLC
Warranty Deed
$5,896,571 · First Bank
May 9, 2022
—
1204 Fording Island Rd LLC
Black Diamond LLC
Intrafamily Transfer
related
—
Nov 3, 2020
—
Black Diamond LLC
Golden Peak LLC
Warranty Deed
—
Nov 2, 2018
—
Golden Peak LLC
Black Diamond LLC
Grant Deed
—
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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