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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Office buildings
2538 Clements Fry Rd Wando, SC 29492-7798
Individually Owned
5-yr Hold
Free & Clear
Property ID
US77-0770021
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
2,840 SF
Lot
7.79 ac (339,332 SF)
Zoning code
BERKELEY COUNTY - LI
APN
271-00-01-034
UPID
US77-0770021
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
$555k
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$845k
Owner & transaction history
Bolynthia M Singleton · 5 yrs held
Bolynthia M Singleton
since 2020
3 recorded transactions
Zoning & alternative use
BERKELEY COUNTY - LI · Wando, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+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 Wando submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wando 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
$555,000
CAP Approach
CAP Return
Estimation
6%
$710,000
6.5%
$655,000
7%
$605,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$900,000
Current use
COMMERCIAL (GENERAL)
$1,175,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$805,000
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
$298 / 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
$25,817
Tax year 2022
Assessed value
$92,784
Assessed 2022
Previous assessed
$92,790
0.0% YoY
Effective rate
27.82%
On assessed value
Assessed land
$81,138
Assessed improvement
$11,646
Land market value
$1,352,300
Improvement market value
$194,100
Total market value
$1,546,400
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
Off-Market
Heating
NONE
Stories
1
Total area
2,840 SF
Lot
7.79 ac (339,332 SF)
Zoning code
BERKELEY COUNTY - LI
APN
271-00-01-034
UPID
US77-0770021
Jurisdiction
BERKELEY
Zoning & alternative use
BERKELEY COUNTY - LI · Wando, SC
Zoning BERKELEY COUNTY - LI · permitted uses
BERKELEY COUNTY - LI · Wando, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wando. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$805,000
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
Heating
NONE
Stories
1
Lot
7.79 ac
Current owner
From public records · entity-resolved
Bolynthia M Singleton
Individual
Free & Clear · 5 yrs held
Mailing address
5876 DAN DR, ELLENWOOD, GA 30294-4064
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2020
—
Bolynthia M Singleton
Myers Living Trust
Quit Claim Deed
—
Jun 26, 2019
—
Jm Legacy Enterprises LLC
Myers Living Trust
Grant Deed
—
Aug 4, 2017
—
Myers Living Trust
Myers,nathaniel J
Quit Claim Deed
related
—
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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