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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Office buildings
1251 May Riv Rd, Bluffton, SC 29910-7003
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US77-1120278
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1914
Total area
1,584 SF
Lot
1.03 ac (44,780 SF)
Zoning code
6516
APN
R610 039 00A 0003 0000
UPID
US77-1120278
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
-
Vaux Marscher Berglind, PA Law Firm
-
Lucia Antonia Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$586k
Blend (final)
Blend
$755k
Owner & transaction history
Vmb Properties LLC · 4 yrs held
Vmb Properties LLC
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
6516 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$540,000
+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
$990,000
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
$465,000
Current use
AUTO REPAIR, GARAGE
$540,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$755k
Range $680k – $831k · ±10% · vs last sale $1.00M (Dec 30 2021)
Last sale anchor
$1.00M
Dec 30 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
$477 / 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
$19,754
Tax year 2023
Assessed value
$69,000
Assessed 2023
Previous assessed
$60,000
+15.0% YoY
Effective rate
28.63%
On assessed value
Land market value
$1,028,000
Improvement market value
$300,700
Total market value
$1,328,700
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1914
Heating
NONE
Stories
1
Rooms
5
Total area
1,584 SF
Lot
1.03 ac (44,780 SF)
Zoning code
6516
APN
R610 039 00A 0003 0000
UPID
US77-1120278
Jurisdiction
BEAUFORT
Zoning & alternative use
6516 · Bluffton, SC
Zoning 6516 · permitted uses
6516 · 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
$465,000
AUTO REPAIR, GARAGE
Est. value
$540,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1914
Heating
NONE
Stories
1
Rooms
5
Lot
1.03 ac
Current owner
From public records · entity-resolved
Vmb Properties LLC
Entity
Mailing address
PO BOX 769, BLUFFTON, SC 29910-0769
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2024
—
Brandon T Glenn
—
Deed
related
$262,200 · Navy FCU
Dec 30, 2021
$1,000,000
Vmb Properties LLC
Bluffton Shucking House LLC
Warranty Deed
$700,000 · Palmetto State Bank
Jun 14, 2021
$190,000
Randall Trey Jeffcoat
James B Saba
Warranty Deed
—
May 25, 2018
—
V & M Ptshp
—
Deed
related
$350,000 · Palmetto St Bk
—
—
V Ptshp
—
Deed Of Trust
related
$1,150,000 · Palmetto State Bank
—
—
V Ptshp
—
Deed Of Trust
related
$13,500 · William F III Marscher
—
—
V & M Ptshp
—
Loan Modification
related
$350,000 · Palmetto St Bk
—
—
V & M Ptshp
—
Loan Modification
related
$1,259,724 · Palmetto St Bk
—
—
V Ptshp
—
Deed Of Trust
related
$1,325,000 · Palmetto State Bank
—
—
V Ptshp
—
Deed Of Trust
related
$350,000 · Palmetto State 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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