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Property profile & analytics
OFF-MARKET
Estimated value
$3,125,000
Retail space
1414 Fording Is Rd Bluffton, SC 29910-6552
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US77-1091095
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Total area
11,664 SF
Lot
28.18 ac (1,227,521 SF)
Zoning code
6616
APN
R600 040 000 0208 0000
UPID
US77-1091095
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
-
LOFT Outlet Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
COACH Outlet (Bike/Boat/Book/etc) Store Clothing & Fashion Store
-
Salty Dog T-Shirt Factory at Tanger 2 Clothing Store
-
Ann Taylor Factory Store Clothing & Fashion Store
-
Banana Republic Factory Store Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.13M
Blend (final)
Blend
$3.13M
Owner & transaction history
South Carolina Dept Of Transporta · 19 yrs held
South Carolina Dept Of Transporta
since 2006
1 recorded transaction
Zoning & alternative use
6616 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+115.6%
Auto repair, garage
$4.0M
+104.9%
Office building
$3.4M
+76.6%
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
$1,945,000
Current use
RESTAURANT
$4,195,000
Change: +116% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,985,000
Change: +105% · Conversion: Difficult
OFFICE BUILDING
$3,435,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,010,000
Change: +55% · Conversion: Easy
Blend value · Realmo final
$3.13M
Range $2.81M – $3.44M · ±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
$268 / 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
$380,466
Tax year 2023
Assessed value
$1,514,050
Assessed 2023
Previous assessed
$1,316,560
+15.0% YoY
Effective rate
25.13%
On assessed value
Land market value
$13,526,400
Improvement market value
$12,008,300
Total market value
$25,534,700
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
Year built
1997
Heating
NONE
Buildings
7
Total area
11,664 SF
Lot
28.18 ac (1,227,521 SF)
Zoning code
6616
APN
R600 040 000 0208 0000
UPID
US77-1091095
Jurisdiction
BEAUFORT
Zoning & alternative use
6616 · Bluffton, SC
Zoning 6616 · permitted uses
6616 · 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
$1.9M
RESTAURANT
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1997
Heating
NONE
Buildings
7
Lot
28.18 ac
Current owner
From public records · entity-resolved
South Carolina Dept Of Transporta
Entity
Free & Clear · 19 yrs held
Mailing address
3200 NORTHLINE AVE STE #360, GREENSBORO, NC 27408-7612
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Sep 5, 2006
$84,465
South Carolina Dept Of Transporta
Coroc Of Hilton Head II 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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