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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Retail space
2395 Water Tower Rd, Longs, SC 29568-7610
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US77-1219572
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
CONCRETE
Total area
5,000 SF
Lot
1 ac (43,560 SF)
Zoning code
FA
APN
348-02-02-0007
UPID
US77-1219572
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
-
Sunny Cleaners Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
$969k
Blend (final)
Blend
$960k
Owner & transaction history
Dulaney Properties LLC · 17 yrs held
Dulaney Properties LLC
since 2008
7 recorded transactions
Zoning & alternative use
FA · Longs, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+70.4%
Medical building
$1.5M
+62.4%
Commercial (general)
$1.1M
+21.5%
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 Longs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Longs 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%
$1,215,000
6.5%
$1,120,000
7%
$1,040,000
Alternative Use
Use
Estimation
RETAIL STORES
$930,000
Current use
AUTO REPAIR, GARAGE
$1,580,000
Change: +70% · Conversion: Difficult
MEDICAL BUILDING
$1,505,000
Change: +62% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,125,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$1,120,000
Change: +21% · Conversion: Easy
WAREHOUSE, STORAGE
$915,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±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
$192 / 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
$4,943
Tax year 2023
Assessed value
$22,142
Assessed 2023
Effective rate
22.32%
On assessed value
Assessed land
$5,175
Assessed improvement
$16,967
Land market value
$87,000
Improvement market value
$405,900
Total market value
$492,900
Applied tax rate
500.0000
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
2008
Construction
CONCRETE
Heating
SOLAR
Cooling
CENTRAL
Stories
1
Total area
5,000 SF
Lot
1 ac (43,560 SF)
Zoning code
FA
APN
348-02-02-0007
UPID
US77-1219572
Jurisdiction
HORRY
Zoning & alternative use
FA · Longs, SC
Zoning FA · permitted uses
FA · Longs, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Longs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$930,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$915,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2008
Construction
CONCRETE
Heating
SOLAR
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Dulaney Properties LLC
Entity
Mailing address
1159 WATERWAY LN, MYRTLE BEACH, SC 29572-5777
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2023
—
Dulaney Properties LLC
—
Deed
related
$75,000 · Heather Marie Hucks
Feb 1, 2018
—
Dulaney Props LLC
—
Deed
related
$194,034 · Anderson Brothers Bk
Jul 20, 2016
—
Dulaney Properties LLC
—
Deed
related
$238,100 · Conway Nat'l Bk
Aug 1, 2008
$416,000
Dulaney Properties LLC
Silver Creek Construction INC
Grant Deed
$416,000 · Horry Cnty St Bk
Nov 3, 2006
$215,760
Silver Creek Construction INC
Raymond C Lewis
Grant Deed
—
Oct 1, 2001
—
Susan F Lewis
—
Deed Of Trust
related
—
—
—
Dulaney Props LLC
—
Deed Of Trust
related
$194,034 · Anderson Brothers Bk
—
—
Dulaney Properties LLC
—
Deed Of Trust
related
$332,800 · Horry Cnty St Bk
—
—
Dulaney Properties LLC
—
Deed Of Trust
related
$238,100 · Conway Nat'l Bk
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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