Entity Owned Property summary
AI-generated overview
The property at 2401 Discovery Lane in Surfside Beach, South Carolina consists of approximately 10,100 square feet and has historically been operated as a Cadence Academy Preschool (private childcare education use). The site is situated in a high-traffic commercial area with access to Highway 17 and Highway 544 and is less than about 15 miles from Myrtle Beach International Airport. The surrounding area includes retail and service establishments such as South Strand Commons Mall, Publix, Walmart Supercenter, Dunkin’, Lowe’s, The UPS Store, Panera Bread, Chipotle, and McAlister’s Deli. Nearby schools serving the area include Lakewood, Burgess, Socastee, Seaside, and Palmetto Academy, supporting an educational and family-oriented neighborhood context.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
CONCRETE
Total area
9,771 SF
Lot
1.21 ac (52,708 SF)
Zoning code
HC
APN
447-16-04-0004
UPID
US77-2041650
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.74M
CAP Approach
CAP
$1.97M
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$2.56M
Owner & transaction history
since 2018
Last sale
$3.0M
3 recorded transactions
Zoning & alternative use
HC · Myrtle Beach, SC
Top alternative use upside
Auto repair, garage
$3.7M
+54.5%
Medical building
$2.9M
+23.4%
Apartment house (5+ units)
$2.8M
+16.3%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.56M
Value range
$2.30M – $2.82M
±10% around blend
Estimated value / SF
$262 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$2.30M
blend $2.56M
$2.82M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,771 SF
Lot area
1.21 ac
Year built
1997
APN
447-16-04-0004
Zoning
HC
Assessed value
$63,270
Annual tax
$14,052
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.97M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.13M
@ 6.5% CAP return
$1.97M
@ 7% CAP return
$1.82M
4
Sales comparison
Partial preview
Sales approach indication
$1.73M
Range $1.73M – $3.59M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.56M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 64 sales
$244
+7%
Submarket 135 sales
$229
+14%
County 200 sales
$224
+17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $262/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+55%
vs current-use indication
Medical Building
Apartment House (5+ Units)
Office Building · current use
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
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
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
5.00%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.00%
9.0%
NOI (est.)
$210k *
Last sale · May 2025
$3.00M
* 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$4.20M
Move the market yield to see immediate price impact.
Value / SF
$430
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
4.50%5.00%5.50%
$189k
$4.20M
$3.78M
$3.44M
$210k
$4.67M
$4.20M
$3.82M
$231k
$5.13M
$4.62M
$4.20M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$14,052
Tax year 2023
Assessed value
$63,270
Assessed 2023
Previous assessed
$63,270
+0.0% YoY
Effective rate
22.21%
On assessed value
Assessed land
$9,540
Assessed improvement
$53,730
Land market value
$159,000
Improvement market value
$895,500
Total market value
$1,054,500
Applied tax rate
600.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
CONCRETE
Heating
SOLAR
Cooling
YES
Total area
9,771 SF
Lot
1.21 ac (52,708 SF)
Zoning code
HC
APN
447-16-04-0004
UPID
US77-2041650
Jurisdiction
HORRY
Zoning & alternative use
HC · Myrtle Beach, SCZoning HC · permitted uses
HC · Myrtle Beach, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Construction
CONCRETE
Heating
SOLAR
Cooling
Yes
Lot
1.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HC
Jurisdiction
Myrtle Beach, SC
Recorded code
HC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC in Myrtle Beach, SC.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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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.
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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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