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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
High-rise multifamily apartments
2203 1st Blvd Beaufort, SC 29902-6058
Entity Owned
8-yr Hold
Free & Clear
Property ID
US77-3052062
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1983
Total area
3,976 SF
Lot
0.29 ac (12,632 SF)
Zoning code
6611
APN
R120 007 000 020F 0000
UPID
US77-3052062
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$660k
Blend (final)
Blend
$660k
Owner & transaction history
Ftc Coastal Properties LLC · 8 yrs held
Ftc Coastal Properties LLC
since 2018
2 recorded transactions
Zoning & alternative use
6611 · Beaufort, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$990,000
+71.3%
Commercial (general)
$685,000
+18.9%
Retail stores
$665,000
+15.4%
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 Beaufort submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaufort 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
APARTMENT HOUSE (5+ UNITS)
$575,000
Current use
OFFICE BUILDING
$990,000
Change: +71% · Conversion: Moderate
COMMERCIAL (GENERAL)
$685,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$665,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$545,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10%
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
$166 / 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
$5,311
Tax year 2023
Assessed value
$17,730
Assessed 2023
Previous assessed
$15,410
+15.1% YoY
Effective rate
29.95%
On assessed value
Land market value
$91,600
Improvement market value
$382,400
Total market value
$474,000
Applied tax rate
120.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1983
Heating
NONE
Total area
3,976 SF
Lot
0.29 ac (12,632 SF)
Zoning code
6611
APN
R120 007 000 020F 0000
UPID
US77-3052062
Jurisdiction
BEAUFORT
Zoning & alternative use
6611 · Beaufort, SC
Zoning 6611 · permitted uses
6611 · Beaufort, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaufort. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$575,000
OFFICE BUILDING
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$685,000
RETAIL STORES
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$545,000
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
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
1983
Heating
NONE
Lot
0.29 ac
Current owner
From public records · entity-resolved
Ftc Coastal Properties LLC
Entity
Free & Clear · 8 yrs held
Mailing address
335 PLEASANT PT DR, BEAUFORT, SC 29907-1164
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2018
$264,568
Ftc Coastal Properties LLC
Mahan,rodney H & Kathleen
Grant Deed
—
Jul 5, 2005
$285,000
Rodney Mahan
Meletis Family
Warranty Deed
$228,000 · Gmac Bank
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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