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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Office buildings
16 Queens Folly Rd Hilton Head Island, SC 29928-5110
Individually Owned
11-yr Hold
Free & Clear
Property ID
US77-1430741
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2015
Total area
6,892 SF
Lot
1.06 ac (46,174 SF)
Zoning code
6615
APN
R520 012 000 347A 0000
UPID
US77-1430741
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
-
Palmetto Dunes Property Owners Association - Administration, Security, Pass Office Homeowners' Association
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.37M
Owner & transaction history
Dunes Prop Owners As Palmetto · 11 yrs held
Dunes Prop Owners As Palmetto
since 2014
1 recorded transaction
Zoning & alternative use
6615 · Hilton Head Island, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+6.3%
Apartment house (5+ units)
$1.1M
+5.5%
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 Hilton Head Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hilton Head 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,045,000
Current use
RETAIL STORES
$1,110,000
Change: +6% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,105,000
Change: +5% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,035,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$945,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±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
$198 / 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
$17,613
Tax year 2023
Assessed value
$64,960
Assessed 2023
Previous assessed
$56,480
+15.0% YoY
Effective rate
27.11%
On assessed value
Land market value
$298,000
Improvement market value
$789,800
Total market value
$1,087,800
Applied tax rate
520.0000
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
OFFICE BUILDING
Status
Off-Market
Year built
2015
Heating
NONE
Total area
6,892 SF
Lot
1.06 ac (46,174 SF)
Zoning code
6615
APN
R520 012 000 347A 0000
UPID
US77-1430741
Jurisdiction
BEAUFORT
Zoning & alternative use
6615 · Hilton Head Island, SC
Zoning 6615 · permitted uses
6615 · Hilton Head Island, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hilton Head Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$945,000
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2015
Heating
NONE
Lot
1.06 ac
Current owner
From public records · entity-resolved
Dunes Prop Owners As Palmetto
Individual
Free & Clear · 11 yrs held
Mailing address
16 QUEENS FOLLY RD, HILTON HEAD ISLAND, SC 29928-5110
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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 9, 2014
$30,000
Dunes Prop Owners As Palmetto
Town Of Hilton Head Island South
Quit Claim 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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