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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Specialty properties
1225 Cross Anchor Rd Woodruff, SC 29388-9592
Entity Owned
4-yr Hold
Free & Clear
Property ID
US77-2972769
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1989
Construction
BRICK
Total area
8,296 SF
Lot
8.4 ac (365,773 SF)
APN
4-3300-03101
UPID
US77-2972769
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
-
Forest Hills Memorial Park Cemetery
-
Stribling Cemetery Cemetery
-
Sunshine House of Woodruff Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$705k
Owner & transaction history
Kqc Investors LLC · 4 yrs held
Kqc Investors LLC
since 2022
Last sale
$685,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$790,000
+38.6%
Apartment house (5+ units)
$775,000
+36.2%
Restaurant
$735,000
+29.3%
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 Woodruff submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodruff 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
$460,000
ML approach
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$570,000
Current use
OFFICE BUILDING
$790,000
Change: +39% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$775,000
Change: +36% · Conversion: Difficult
RESTAURANT
$735,000
Change: +29% · Conversion: Difficult
AUTO REPAIR, GARAGE
$630,000
Change: +11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$610,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$600,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$490,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $685k (Mar 11 2022)
Last sale anchor
$685k
Mar 11 2022
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
$85 / 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
$19,969
Tax year 2023
Assessed value
$44,118
Assessed 2023
Previous assessed
$44,118
+0.0% YoY
Effective rate
45.26%
On assessed value
Assessed land
$3,780
Assessed improvement
$40,338
Land market value
$63,000
Improvement market value
$672,300
Total market value
$735,300
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1989
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
8,296 SF
Lot
8.4 ac (365,773 SF)
APN
4-3300-03101
UPID
US77-2972769
Jurisdiction
SPARTANBURG
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
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$570,000
OFFICE BUILDING
Est. value
$790,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$775,000
RESTAURANT
Est. value
$735,000
AUTO REPAIR, GARAGE
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$610,000
RETAIL STORES
Est. value
$600,000
MEDICAL BUILDING
Est. value
$490,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
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
1989
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
8.4 ac
Current owner
From public records · entity-resolved
Kqc Investors LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1310 LEWISVILLE CLEMMONS RD, LEWISVILLE, NC 27023-9635
Ownership since
2022
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
Mar 11, 2022
$685,000
Kqc Investors LLC
Jky Real Estate LLC
Warranty Deed
—
Aug 20, 2013
$380,000
Jky Real Estate LLC
Bore LLC
Grant Deed
—
Nov 23, 2010
—
Bore LLC
First South Bk
Grant Deed
—
Jul 7, 2008
—
T G Lanford Funeral Home LLC
Lanford,terry G
Quit Claim Deed
$718,790 · First South Bank
Aug 10, 2004
—
Terry G Lanford
Cedar Hill Funeral H
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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