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Property profile & analytics
OFF-MARKET
Estimated value
$4,255,000
Retail space
2600 David H Mcleod Blvd F2 Florence, SC 29501-4098
Entity Owned
12-yr Hold
Free & Clear
Property ID
US77-1996211
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Total area
65,830 SF
Lot
7.61 ac (331,462 SF)
APN
00099-01-065
UPID
US77-1996211
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
-
Red Door Homes of the Carolinas Construction Company General Contractor
-
Planet Fitness Gym & Fitness Center
-
Republic Finance Loan Service
-
It's Fashion Clothing Store
-
Cato Fashions Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.99M
Blend (final)
Blend
$4.26M
Owner & transaction history
Faison-crossroads LLC · 12 yrs held
Faison-crossroads LLC
since 2013
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.0M
+57.3%
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
RETAIL STORES
$4,430,000
Current use
OFFICE BUILDING
$6,970,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,070,000
Change: -8% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,815,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$4.26M
Range $3.83M – $4.68M · ±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
$65 / 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
$90,803
Tax year 2023
Assessed value
$169,657
Assessed 2023
Previous assessed
$169,656,956
-99.9% YoY
Effective rate
53.52%
On assessed value
Assessed land
$52,000
Assessed improvement
$117,657
Land market value
$1,300,000
Improvement market value
$2,941,424
Total market value
$4,241,424
Applied tax rate
110.0000
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
1992
Heating
NONE
Total area
65,830 SF
Lot
7.61 ac (331,462 SF)
APN
00099-01-065
UPID
US77-1996211
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
RETAIL STORES Current
Est. value
$4.4M
OFFICE BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$3.8M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1992
Heating
NONE
Lot
7.61 ac
Current owner
From public records · entity-resolved
Faison-crossroads LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1011 E MOREHEAD ST STE #150, CHARLOTTE, NC 28204-2890
Ownership since
2013
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 5, 2013
$7,250,000
Faison-crossroads LLC
Florence Center 646 LLC
Grant Deed
—
Dec 5, 2013
—
Faison-crossroads LLC
Florence Center 646 LLC
Quit Claim Deed
related
—
—
—
Faison-crossroads LLC
—
Deed Of Trust
related
$5,300,000 · Miscellaneous Ins Co
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.
Try Rey
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