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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Warehouses
2311 Hwy 292, Inman, SC 29349-7312
Entity Owned
5-yr Hold
Free & Clear
Property ID
US77-3030118
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
METAL FRAME
Total area
18,150 SF
Lot
4.57 ac (199,069 SF)
APN
2-2800-07600
UPID
US77-3030118
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
$730k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$810k
Blend (final)
Blend
$685k
Owner & transaction history
Igpc Properties LLC · 5 yrs held
Igpc Properties LLC
since 2020
Last sale
$600,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Inman submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Inman 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
$545,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$855,000
Current use
Blend value · Realmo final
$685k
Range $617k – $754k · ±10% · vs last sale $600k (Oct 21 2020)
Last sale anchor
$600k
Oct 21 2020
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
$38 / 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
$12,417
Tax year 2023
Assessed value
$36,894
Assessed 2023
Previous assessed
$36,894
+0.0% YoY
Effective rate
33.66%
On assessed value
Assessed land
$7,020
Assessed improvement
$29,874
Land market value
$117,000
Improvement market value
$497,900
Total market value
$614,900
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Construction
METAL FRAME
Heating
SPACE
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
18,150 SF
Lot
4.57 ac (199,069 SF)
APN
2-2800-07600
UPID
US77-3030118
Jurisdiction
SPARTANBURG
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$855,000
WAREHOUSE, STORAGE Current
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
1989
Construction
METAL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
4.57 ac
Current owner
From public records · entity-resolved
Igpc Properties LLC
Entity
Free & Clear · 5 yrs held
Mailing address
266 GILES DR, BOILING SPRINGS, SC 29316-6036
Ownership since
2020
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 18, 2026
—
Igpc Properties LLC
—
Deed
related
$418,438 · Pinnacle Bank
Nov 19, 2020
—
Igpc Properteis LLC
—
Deed
related
$480,000 · Synovus Bank
Oct 21, 2020
$600,000
Igpc Properties LLC
Kay Family Investment LLC
Warranty Deed
—
Nov 6, 2018
$455,000
Kay Family Investments LLC
Tuxford,jay W
Grant Deed
$247,569 · Tuxford Jay W Trust (rt)
Mar 23, 2007
$460,000
Jay W Tuxford
Nsn Properties LLC
Deed
$368,000 · First National Bank Of Spartanburg
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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