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Property profile & analytics
OFF-MARKET
Estimated value
$21,450,000
Super regional malls
1711 Clements Fry Rd Charleston, SC 29492-8715
Individually Owned
Free & Clear
Property ID
US77-2862652
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2019
Total area
48,057 SF
Lot
8.5 ac (370,260 SF)
Zoning code
CHARLESTON - PUD
APN
262-00-00-042
UPID
US77-2862652
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
-
Christian Reinholz, MD Medical Clinic
-
Great Clips Hair Salon Nail Salon
-
Sandy's Dry Cleaners- Clements Ferry (Bike/Boat/Book/etc) Store
-
Roper St. Francis Physician Partners - Primary Care & Walk-in Care Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.71M
Blend (final)
Blend
$21.45M
Owner & transaction history
11north Point Hope Commons Owner Ll
11north Point Hope Commons Owner Ll
since 2025
Last sale
$28.8M
4 recorded transactions
Zoning & alternative use
CHARLESTON - PUD · Charleston, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$27.4M
+100.9%
Commercial (general)
$19.9M
+45.8%
Office building
$15.2M
+11.5%
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 Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charleston 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
NEIGHBORHOOD: SHOPPING CENTER
$13,635,000
Current use
RESTAURANT
$27,400,000
Change: +101% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,885,000
Change: +46% · Conversion: Easy
OFFICE BUILDING
$15,210,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$21.45M
Range $19.31M – $23.60M · ±10% · vs last sale $28.75M (Dec 17 2021)
Last sale anchor
$28.75M
Dec 17 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
$446 / 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
$423,033
Tax year 2023
Assessed value
$1,403,286
Assessed 2023
Previous assessed
$1,246,314
+12.6% YoY
Effective rate
30.15%
On assessed value
Assessed land
$427,974
Assessed improvement
$975,312
Land market value
$7,132,900
Improvement market value
$16,255,200
Total market value
$23,388,100
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2019
Heating
NONE
Buildings
2
Total area
48,057 SF
Lot
8.5 ac (370,260 SF)
Zoning code
CHARLESTON - PUD
APN
262-00-00-042
UPID
US77-2862652
Jurisdiction
BERKELEY
Zoning & alternative use
CHARLESTON - PUD · Charleston, SC
Zoning CHARLESTON - PUD · permitted uses
CHARLESTON - PUD · Charleston, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charleston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$13.6M
RESTAURANT
Est. value
$27.4M
COMMERCIAL (GENERAL)
Est. value
$19.9M
OFFICE BUILDING
Est. value
$15.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2019
Heating
NONE
Buildings
2
Lot
8.5 ac
Current owner
From public records · entity-resolved
11north Point Hope Commons Owner Ll
Individual
Free & Clear · 0 yrs held
Mailing address
7 GIRALDA, MADISON, NJ 07940
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2025
$32,000,000
11north Point Hope Commons Owner Ll
Pr II Point Hope Commons LLC
Deed
—
Dec 17, 2021
$28,750,000
Pr II Point Hope Commons LLC
Point Hope Partners LLC
Limited Warranty Deed
—
Oct 2, 2018
—
Point Hope Partners LLC
—
Grant Deed
related
$17,928,180 · Iberiabank
Jun 6, 2018
$4,305,600
Point Hope Partners LLC
Cainhoy Land & Timber 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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