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Property profile & analytics
OFF-MARKET
Estimated value
$3,945,000
Retail space
2 Frst Bch Dr Hilton Head Island, SC 29928-7702
Entity Owned
3-yr Hold
Free & Clear
Property ID
US77-2972672
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1991
Total area
15,000 SF
Lot
0.91 ac (39,640 SF)
Zoning code
6615
APN
R552 018 000 0012 0000
UPID
US77-2972672
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
-
Charter One Real Estate: Patty Crews Real Estate Agency
-
Flatbread Grill & Bar Bar & Pub Restaurant
-
Low Country Celebration Park Park
-
World Travel Club 365 Travel Agency
-
Argent Business Park Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.95M
Owner & transaction history
Ab Crosswinds LLC · 3 yrs held
Ab Crosswinds LLC
since 2023
Last sale
$4.1M
5 recorded transactions
Zoning & alternative use
6615 · Hilton Head Island, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.4M
+122.8%
Auto repair, garage
$5.1M
+111.7%
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
$3,940,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,950,000
6.5%
$3,645,000
7%
$3,385,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,420,000
Current use
RESTAURANT
$5,390,000
Change: +123% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,125,000
Change: +112% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,400,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.55M – $4.34M · ±10% · vs last sale $4.10M (Feb 6 2023)
Last sale anchor
$4.10M
Feb 6 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
$263 / 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
$26,660
Tax year 2023
Assessed value
$94,360
Assessed 2023
Previous assessed
$82,060
+15.0% YoY
Effective rate
28.25%
On assessed value
Land market value
$1,209,000
Improvement market value
$915,500
Total market value
$2,124,500
Applied tax rate
550.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1991
Heating
NONE
Total area
15,000 SF
Lot
0.91 ac (39,640 SF)
Zoning code
6615
APN
R552 018 000 0012 0000
UPID
US77-2972672
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
RETAIL STORES Current
Est. value
$2.4M
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1991
Heating
NONE
Lot
0.91 ac
Current owner
From public records · entity-resolved
Ab Crosswinds LLC
Entity
Free & Clear · 3 yrs held
Mailing address
130 ARROW RD STE 103A, HILTON HEAD ISLAND, SC 29928-7341
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2023
$4,100,000
Ab Crosswinds LLC
Beach Market LLC
Deed
—
Jul 2, 2010
—
Beach Market LLC
—
Trustees Deed
related
$1,540,000 · Carolina First Bank
—
—
Beach Market LLC
—
Deed Of Trust
related
$1,506,906 · Td Bank NA
—
—
Beach Market LLC
—
Loan Modification
related
$1,506,906 · Td Bk NA
—
—
Beach Market LLC
—
Deed Of Trust
related
$250,000 · Wachovia Bank NA
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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