Entity Owned Property summary
AI-generated overview
First Citizens Plaza at 126 Seven Farms Drive is a multi-tenant office building located in a well-established commercial district. Suite 170 is an end-cap suite on the first floor with direct exterior entry from both the parking area and Seven Farms Drive, providing convenient customer/visitor access. The building supports business signage facing Seven Farms, subject to applicable approval. The property is positioned with immediate access to Interstate 526, placing it within commuting distance of Mount Pleasant, downtown Charleston, North Charleston, and West Ashley.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
1,778 SF
Lot
3.1 ac (135,036 SF)
Zoning code
CHARLESTON - DI-TC
APN
271-00-00-017
UPID
US77-0339175
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Loan Service Bank
-
Loan Service Bank
-
Loan Service Bank
-
Law Firm
-
Loan Service Bank
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$708k
Blend (final)
Blend
$800k
Owner & transaction history
since 2024
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SC
Top alternative use upside
Commercial (general)
$735,000
+30.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$800k
Value range
$720k – $880k
±10% around blend
Estimated value / SF
$450 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
$720k
blend $800k
$880k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,778 SF
Lot area
3.1 ac
Year built
2005
Stories
1
APN
271-00-00-017
Zoning
CHARLESTON - DI-TC
Assessed value
$26,662
Annual tax
$8,883
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$371k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
23.1 mi away · 2,070 SF
26.1 mi away · 1,485 SF
26.1 mi away · 1,485 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$800k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$316
+42%
Submarket 138 sales
$380
+19%
County 91 sales
$261
+72%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $450/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+31%
vs current-use indication
Office Building · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
3.30%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.30%
9.0%
NOI (est.)
$56k *
Last sale · Jan 2024
$800k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.70M
Move the market yield to see immediate price impact.
Value / SF
$954
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.80%3.30%3.80%
$50k
$1.80M
$1.53M
$1.33M
$56k
$2.00M
$1.70M
$1.47M
$62k
$2.20M
$1.87M
$1.62M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$275k
6.7 mi · Nov 2025 · $173/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$8,883
Tax year 2022
Assessed value
$26,662
Assessed 2022
Previous assessed
$26,660
+0.0% YoY
Effective rate
33.32%
On assessed value
Assessed land
$6,744
Assessed improvement
$19,918
Land market value
$131,100
Improvement market value
$387,200
Total market value
$518,300
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1,778 SF
Lot
3.1 ac (135,036 SF)
Zoning code
CHARLESTON - DI-TC
APN
271-00-00-017
UPID
US77-0339175
Jurisdiction
BERKELEY
Zoning & alternative use
CHARLESTON - DI-TC · Daniel Island, SCZoning CHARLESTON - DI-TC · permitted uses
CHARLESTON - DI-TC · Daniel Island, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Stories
1
Lot
3.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CHARLESTON - DI-TC
Jurisdiction
Daniel Island, SC
Recorded code
CHARLESTON - DI-TC
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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