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Property profile & analytics
OFF-MARKET
Estimated value
$4,035,000
Warehouses
171 Gardner Lacy Rd Myrtle Beach, SC 29579-7271
Entity Owned
3-yr Hold
Free & Clear
Property ID
US77-1788597
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2016
Construction
CONCRETE
Total area
30,000 SF
Lot
2.4 ac (104,544 SF)
APN
399-01-01-0002
UPID
US77-1788597
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
-
Alpha Omega Construction Group, Inc. Roofing Company General Contractor
-
Skutchi Designs Furniture & Home Goods
-
Cubicle Landscapes Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.51M
Blend (final)
Blend
$4.04M
Owner & transaction history
Mc Southern Holdings LLC · 3 yrs held
Mc Southern Holdings LLC
since 2023
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.1M
+29.1%
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 Myrtle Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Myrtle Beach 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
$4,360,000
ML approach
$4,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,720,000
Current use
RETAIL STORES
$6,095,000
Change: +29% · Conversion: Moderate
Blend value · Realmo final
$4.04M
Range $3.63M – $4.44M · ±10% · vs last sale $3.50M (Jan 20 2023)
Last sale anchor
$3.50M
Jan 20 2023
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
$135 / 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
$27,567
Tax year 2023
Assessed value
$101,353
Assessed 2023
Effective rate
27.20%
On assessed value
Assessed land
$16,713
Assessed improvement
$84,640
Land market value
$370,260
Improvement market value
$2,028,600
Total market value
$2,398,860
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
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2016
Construction
CONCRETE
Heating
NONE
Stories
10
Total area
30,000 SF
Lot
2.4 ac (104,544 SF)
APN
399-01-01-0002
UPID
US77-1788597
Jurisdiction
HORRY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$4.7M
RETAIL STORES
Est. value
$6.1M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2016
Construction
CONCRETE
Heating
NONE
Stories
10
Lot
2.4 ac
Current owner
From public records · entity-resolved
Mc Southern Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1445 HYDRANGEA DR, MYRTLE BEACH, SC 29579-3703
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2023
$3,500,000
Mc Southern Holdings LLC
Joseph G Ferraro
Warranty Deed
—
Jun 19, 2014
$140,000
Joseph G Ferraro
First Citizens Bk & Trust Co
Grant Deed
$500,000 · Conway Nat'l Bk
Sep 21, 2010
$150,000
First Citizens Bk & Trust Co
Master-in-equity Of Horry Cnty
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
May 22, 2007
$375,000
Grand Strand Truck & Trailer P
E III Rabon Grover
Grant Deed
$302,000 · First Citizens Bk
Jan 2, 2003
$275,000
G III Rabon
—
Grant Deed
—
Oct 16, 2002
$38,000
James T Glasscock JR.
—
Grant Deed
—
—
—
Jamie L Ferraro
—
Deed Of Trust
related
$656,000 · Conway Nat'l Bk
—
—
Jamie L Ferraro
—
Deed Of Trust
related
$1,000,000 · Conway Nat'l Bk
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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