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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Hotels
164 Atlantic Ave Pawleys Island, SC 29585-6218
Individually Owned
4-yr Hold
Free & Clear
Property ID
US77-1202581
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1960
Construction
WOOD
Total area
4,014 SF
Lot
1 ac (43,560 SF)
APN
42-0159-064-00-00
UPID
US77-1202581
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
$1.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.49M
Owner & transaction history
Melissa A Goldman · 4 yrs held
Melissa A Goldman
since 2021
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Pawleys Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pawleys 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
$1,485,000
ML approach
$1,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.50M (Nov 19 2021)
Last sale anchor
$1.50M
Nov 19 2021
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
$370 / 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
$6,979
Tax year 2023
Assessed value
$56,060
Assessed 2023
Previous assessed
$56,060
+0.0% YoY
Effective rate
12.45%
On assessed value
Assessed land
$48,000
Assessed improvement
$8,060
Land market value
$1,200,000
Improvement market value
$201,400
Total market value
$1,401,400
Applied tax rate
42.0000
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
HEAT PUMP
Cooling
YES
Stories
1
Bathrooms
2
Total area
4,014 SF
Lot
1 ac (43,560 SF)
APN
42-0159-064-00-00
UPID
US77-1202581
Jurisdiction
GEORGETOWN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1 ac
Current owner
From public records · entity-resolved
Melissa A Goldman
Individual
Free & Clear · 4 yrs held
Mailing address
164 ATLANTIC AVE, PAWLEYS ISLAND, SC 29585-6218
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2021
$1,500,000
Melissa A Goldman
Elizabeth Jeffress F Degolian
Deed
—
Sep 1, 2020
—
Elizabeth J F Degolian
Mary B Meares
Grant Deed
related
—
May 14, 2004
$285,000
Elizabeth J F Degolian
Dobbs Glenn A Trust
Grant Deed
$265,000 · Dobbs Glenn A Trust (tr)
Apr 1, 2004
$285,000
Elizabeth J Degolian
Dobbs,glenn A Tr
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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