New search
Property profile & analytics
FOR SALE
Office buildings
2265 Clements Ferry Rd 204 Charleston, SC 29492
Entity Owned
8-yr Hold
Free & Clear
Property ID
US77-1169132
For Sale
1 / 10
$845,000
2265 Clements Ferry Rd,Unit 204, Charleston, SC 29492
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
3,192 SF
Zoning code
CHARLESTON - PUD
APN
267-16-01-004
UPID
US77-1169132
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
$735k
Comparable Approach
Comparable
$967k
Blend (final)
Blend
$845k
Owner & transaction history
Lems Bluff Partners LLC · 8 yrs held
Lems Bluff Partners LLC
since 2018
6 recorded transactions
Zoning & alternative use
CHARLESTON - PUD · Charleston, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+30.8%
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%
$795,000
6.5%
$735,000
7%
$685,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,010,000
Current use
COMMERCIAL (GENERAL)
$1,320,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$905,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$845k
Range $761k – $930k · ±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
$265 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$13,511
Tax year 2022
Assessed value
$33,000
Assessed 2022
Previous assessed
$33,000
+0.0% YoY
Effective rate
40.94%
On assessed value
Assessed land
$5,400
Assessed improvement
$27,600
Land market value
$90,000
Improvement market value
$460,000
Total market value
$550,000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2006
Heating
NONE
Stories
1
Total area
3,192 SF
Zoning code
CHARLESTON - PUD
APN
267-16-01-004
UPID
US77-1169132
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
OFFICE BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$905,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2006
Heating
NONE
Stories
1
Current owner
From public records · entity-resolved
Lems Bluff Partners LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 31512, CHARLESTON, SC 29417-1512
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2018
$550,000
Lems Bluff Partners LLC
Beresford Crk Executive Ctr Un
Grant Deed
—
Dec 15, 2017
—
Beresford Creek Executive 9 10
—
Trustees Deed
related
$60,744 · Pinnacle Bk
Aug 25, 2006
—
Beresford Partners
William G Deaton LLC
Quit Claim Deed
related
—
Jul 24, 2006
$558,425
Creek Beresford Executive
Beresford Partners
Grant Deed
$648,000 · Southcoast Community Bank
—
—
Beresford Creek Executive 9 10
—
Deed Of Trust
related
$469,050 · Bank Of Nc
—
—
Beresford Creek Executive 9 10
—
Deed Of Trust
related
$650,000 · Miscellaneous Ins Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
