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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Community centers
2640 Boiling Spgs Rd Boiling Springs, SC 29316-6002
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US77-2444609
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2009
Total area
10,200 SF
Lot
1.52 ac (66,081 SF)
APN
2-4400-04802
UPID
US77-2444609
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$432k
Blend (final)
Blend
$625k
Owner & transaction history
Wings South Properties LLC · 4 yrs held
Wings South Properties LLC
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$975,000
+24.4%
Retail stores
$835,000
+6.4%
Commercial (general)
$830,000
+5.9%
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 Boiling Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boiling Springs 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
NEIGHBORHOOD: SHOPPING CENTER
$785,000
Current use
OFFICE BUILDING
$975,000
Change: +24% · Conversion: Moderate
RETAIL STORES
$835,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$830,000
Change: +6% · Conversion: Easy
AUTO REPAIR, GARAGE
$805,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
$61 / 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
$38,530
Tax year 2023
Assessed value
$109,711
Assessed 2023
Previous assessed
$109,711
+0.0% YoY
Effective rate
35.12%
On assessed value
Assessed land
$32,462
Assessed improvement
$77,249
Land market value
$660,000
Improvement market value
$1,570,600
Total market value
$2,230,600
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2009
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
10,200 SF
Lot
1.52 ac (66,081 SF)
APN
2-4400-04802
UPID
US77-2444609
Jurisdiction
SPARTANBURG
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$785,000
OFFICE BUILDING
Est. value
$975,000
RETAIL STORES
Est. value
$835,000
COMMERCIAL (GENERAL)
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$805,000
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
2009
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
Wings South Properties LLC
Entity
Mailing address
450 FARM LK RD, BOILING SPRINGS, SC 29316-7703
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2022
—
Wings South Properties LLC
Wings South INC
Deed
$1,700,000 · First Horizon Bank
Feb 3, 2022
$2,120,000
Wings South INC
Blalock Springs LLC
Limited Warranty Deed
$1,700,000 · First Horizon Bank
Nov 16, 2020
—
Blalock Springs LLC
—
Deed
related
$2,700,000 · Select Bank & Trust Co
Jun 3, 2019
$2,350,000
Blalock Springs LLC
Mark Medical Search LLC
Deed
—
Mar 7, 2018
—
Mark Medical Search LLC
—
Grant Deed
related
$1,700,000 · First Palmetto 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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