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Property profile & analytics
OFF-MARKET
Estimated value
$5,925,000
Distribution centers
2499 Florence Harllee Blvd Florence, SC 29506-8252
Entity Owned
18-yr Hold
Free & Clear
Property ID
US77-2082402
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2008
Total area
105,000 SF
Lot
27.92 ac (1,216,195 SF)
APN
00236-01-027
UPID
US77-2082402
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
-
Pee Dee Food Service Big Box & Wholesale Store
-
Pepsi-Cola of Florence, LLC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.59M
Blend (final)
Blend
$5.93M
Owner & transaction history
Pepsi Cola Of Florence LLC · 18 yrs held
Pepsi Cola Of Florence LLC
since 2007
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.2M
+37.4%
Auto repair, garage
$6.5M
+23.6%
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 Florence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florence 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
WAREHOUSE, STORAGE
$5,255,000
Current use
RETAIL STORES
$7,220,000
Change: +37% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,495,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$5.93M
Range $5.33M – $6.52M · ±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
$56 / 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
Assessed value
$325,074
Assessed 2023
Previous assessed
$325,074,218
-99.9% YoY
Assessed land
$48,000
Assessed improvement
$277,074
Land market value
$1,200,000
Improvement market value
$6,926,855
Total market value
$8,126,855
Applied tax rate
140.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
YES
Buildings
2
Total area
105,000 SF
Lot
27.92 ac (1,216,195 SF)
APN
00236-01-027
UPID
US77-2082402
Jurisdiction
FLORENCE
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
$5.3M
RETAIL STORES
Est. value
$7.2M
AUTO REPAIR, GARAGE
Est. value
$6.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
Heating
NONE
Cooling
Yes
Buildings
2
Lot
27.92 ac
Current owner
From public records · entity-resolved
Pepsi Cola Of Florence LLC
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 3886, FLORENCE, SC 29502-3886
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2016
—
Institution Food House INC
—
Deed
related
$1,600,000,000 · Wells Fargo Bk
Aug 10, 2007
$1,200,000
Pepsi Cola Of Florence LLC
Pee Dee Electricom INC
Warranty Deed
—
—
—
Institution Food House INC
—
Deed Of Trust
related
$1,400,000,000 · Wells Fargo Bk/tx
—
—
Pepsi Cola Of Florence LLC
—
Deed Of Trust
related
$98,000,000 · Branch Bk&tr
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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