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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Office buildings
126 7th Farms Dr 3 Daniel Island, SC 29492-8142
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US77-0959570
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
3,420 SF
Lot
3.1 ac (135,036 SF)
Zoning code
CHARLESTON - DI-TC
APN
271-00-00-016
UPID
US77-0959570
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
-
Tarah Simmons, Movement Mortgage Loan Service Bank
-
Susan St. Hilaire - Movement Mortgage Loan Service Bank
-
Movement Mortgage - Gary Harwyn, NMLS #331391 Loan Service Bank
-
Clawson & Staubes, LLC Law Firm
-
Richard Peck, Movement Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$990k
Owner & transaction history
Vdv Management Co LLC · 10 yrs held
Vdv Management Co LLC
since 2016
1 recorded transaction
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+30.8%
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 Daniel Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Daniel Island 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%
$855,000
6.5%
$790,000
7%
$730,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,080,000
Current use
COMMERCIAL (GENERAL)
$1,415,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$970,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±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
$289 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$20,686
Tax year 2022
Assessed value
$54,979
Assessed 2022
Previous assessed
$54,980
0.0% YoY
Effective rate
37.63%
On assessed value
Assessed land
$12,821
Assessed improvement
$42,158
Land market value
$236,000
Improvement market value
$776,000
Total market value
$1,012,000
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
2005
Heating
NONE
Stories
1
Total area
3,420 SF
Lot
3.1 ac (135,036 SF)
Zoning code
CHARLESTON - DI-TC
APN
271-00-00-016
UPID
US77-0959570
Jurisdiction
BERKELEY
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SC
Zoning CHARLESTON - DI-TC · permitted uses
CHARLESTON - DI-TC · Daniel Island, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Daniel Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$970,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Heating
NONE
Stories
1
Lot
3.1 ac
Current owner
From public records · entity-resolved
Vdv Management Co LLC
Entity
Mailing address
126 7TH FARMS DR STE #110, DANIEL ISLAND, SC 29492-8143
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2016
$825,000
Vdv Management Co LLC
Adi Holdings LLC
Grant Deed
$650,000 · Nbsc
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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