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Property profile & analytics
OFF-MARKET
Estimated value
$2,375,000
Manufacturing properties
1603 16th Ave Conway, SC 29527
Entity Owned
Free & Clear
Property ID
US77-1883588
Property profile
Verified
Property type
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Year built
1950
Total area
109,141 SF
Lot
7.35 ac (320,166 SF)
Zoning code
LI
APN
338-05-04-0063
UPID
US77-1883588
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.38M
Owner & transaction history
Sixteenth Investments LLC
Sixteenth Investments LLC
since 2025
2 recorded transactions
Zoning & alternative use
LI · Conway, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the LI District is to provide areas for light industrial uses, such as manufacturing, processing, repairing of goods, wholesaling, storage, packaging, distribution and retailing while ensuring adjacent and nearby properties are not adversely impacted.
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
278.15 ac
Source
Realmo
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 Conway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Conway 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22 / 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
$15,110
Tax year 2023
Assessed value
$55,549
Assessed 2023
Effective rate
27.20%
On assessed value
Assessed land
$13,912
Assessed improvement
$41,637
Land market value
$823,720
Improvement market value
$2,042,000
Total market value
$2,865,720
Applied tax rate
110.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
FACTORY (MANUFACTURING)
Status
Off-Market
Year built
1950
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Total area
109,141 SF
Lot
7.35 ac (320,166 SF)
Zoning code
LI
APN
338-05-04-0063
UPID
US77-1883588
Jurisdiction
HORRY
Zoning & alternative use
LI · Conway, SCZoning LI · permitted uses
LI · Conway, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of the LI District is to provide areas for light industrial uses, such as manufacturing, processing, repairing of goods, wholesaling, storage, packaging, distribution and retailing while ensuring adjacent and nearby properties are not adversely impacted.
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
278.15 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1950
Heating
FORCED AIR
Cooling
Yes
Buildings
2
Lot
7.35 ac
Current owner
From public records · entity-resolved
Sixteenth Investments LLC
Entity
Free & Clear · 0 yrs held
Mailing address
308 OCEAN VW DR, MYRTLE BEACH, SC 29572-5637
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2025
—
Sixteenth Investments LLC
Broadway Ventures LLC
Warranty Deed
—
Nov 14, 2016
—
Broadway Ventures LLC
Michael K Jones
Grant 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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