Individually Owned 
For Sale
1 / 23
$800,000
2185 N Fraser St, Georgetown, SC 29440
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Property summary
AI-generated overview
Exceptional investment opportunity in Georgetown, SC, featuring a fully renovated office building currently leased to a thriving childcare business. This NNN (Net, Net, Net) property boasts an 8.6% cap rate and is situated on a one-acre lot at 2185 N Fraser St. The building underwent significant renovations prior to the tenant's occupancy, ensuring a high-quality asset. The tenant is currently in the third year of a ten-year lease with annual rent increases of 2% commencing in year three. The lease further includes two ten-year renewal options, each with an additional 2% annual rent increase. This structure significantly mitigates risk and provides predictable, growing income. The tenant is responsible for all operating expenses, including ad valorem taxes, insurance, utilities, landscaping, and trash removal, minimizing landlord responsibilities. The property's strategic location near Georgetown Hospital adds to its appeal and long-term value. This is a rare opportunity to acquire a stable, high-yielding investment with significant upside potential. The property is priced at $695,000.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1986
Construction
BRICK
Total area
4,859 SF
Lot
1 ac (43,560 SF)
APN
02-0103-011-00-00
UPID
US77-0275839
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Physician
-
Daycare Center
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
$755k
Comparable Approach
Comparable
$659k
Blend (final)
Blend
$560k
Owner & transaction history
since 2025
Last sale
$640,000
7 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$560k
Value range
$504k – $616k
±10% around blend
Estimated value / SF
$115 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
30
Income certainty
100
$504k
blend $560k
$616k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,859 SF
Lot area
1 ac
Year built
1986
Stories
1
APN
02-0103-011-00-00
Assessed value
$34,500
Annual tax
$9,579
3
Income approach: direct capitalization
Partial preview
Income approach indication
$755k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$820k
@ 6.5% CAP return
$755k
@ 7% CAP return
$705k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$9,579
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.87M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.1 mi away · 5,189 SF
16.9 mi away · 4,098 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$560k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 105 sales
$87
+33%
Submarket 105 sales
$87
+33%
County 190 sales
$106
+9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
8.80%
Selected cap rate for this office spaces
Derived from the Georgetown market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.80%
9.0%
NOI (est.)
$67k *
Last sale · Dec 2024
$640k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$759k
Move the market yield to see immediate price impact.
Value / SF
$156
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.30%8.80%9.30%
$60k
$725k
$683k
$647k
$67k
$805k
$759k
$719k
$74k
$886k
$835k
$790k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$2.19M
2.1 mi · Dec 2025 · $609/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,579
Tax year 2023
Assessed value
$34,500
Assessed 2023
Previous assessed
$38,060
-9.4% YoY
Effective rate
27.77%
On assessed value
Assessed land
$7,210
Assessed improvement
$27,290
Land market value
$120,200
Improvement market value
$454,800
Total market value
$575,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1986
Construction
BRICK
Heating
HEAT PUMP
Cooling
YES
Stories
1
Bathrooms
2
Total area
4,859 SF
Lot
1 ac (43,560 SF)
APN
02-0103-011-00-00
UPID
US77-0275839
Jurisdiction
GEORGETOWN
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1986
Construction
BRICK
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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