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Property profile & analytics
FOR SALE
Commercial real estate
2728 Spruill Ave North Charleston, SC 29405
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US77-0535308
For Sale
1 / 30
$4,500,000
2728 Spruill Ave, North Charleston, SC 29405
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1982
Total area
2,897 SF
Lot
0.5 ac (21,780 SF)
APN
466-04-00-001
UPID
US77-0535308
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
$864k
Blend (final)
Blend
$1.10M
Owner & transaction history
253 Spp LLC · 6 yrs held
253 Spp LLC
since 2020
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+42.9%
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 North Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Charleston 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
$1,525,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$770,000
Current use
OFFICE BUILDING
$1,100,000
Change: +43% · Conversion: Easy
Blend value · Realmo final
$1.10M
Range $990k – $1.21M · ±10% · vs last sale $1.40M (Jan 21 2020)
Last sale anchor
$1.40M
Jan 21 2020
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
$380 / 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
$8,929
Tax year 2023
Assessed value
$30,000
Assessed 2023
Previous assessed
$30,000
+0.0% YoY
Effective rate
29.76%
On assessed value
Land market value
$300,000
Improvement market value
$200,000
Total market value
$500,000
Applied tax rate
4.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1982
Heating
HEAT PUMP
Cooling
NONE
Stories
1
Total area
2,897 SF
Lot
0.5 ac (21,780 SF)
APN
466-04-00-001
UPID
US77-0535308
Jurisdiction
CHARLESTON
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
COMMERCIAL (GENERAL) Current
Est. value
$770,000
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1982
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
253 Spp LLC
Entity
Mailing address
628 SEAWARD DR, CHARLESTON, SC 29412-8942
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2021
—
253 Spp LLC
—
Deed
related
$150,000 · The Bank Of South Carolina
Jul 16, 2021
—
253 Spp LLC
—
Deed
related
$1,426,000 · The Bank Of South Carolina
Jan 21, 2020
$1,400,000
253 Spp LLC
Pat & Mike LLC
Grant Deed
$1,100,000 · Bank Of Sc
Nov 18, 2019
—
Pat & Mike LLC
—
Deed
related
$2,085,304 · Regions Bk
Mar 6, 2018
—
Pat & Mike LLC
—
Deed
related
$2,200,000 · Regions Bk
Apr 19, 2007
—
Pat & Mike LLC
—
Trustees Deed
related
$300,000 · Regions Bank
Dec 19, 2000
—
LLC,pat & Mike
—
Deed Of Trust
related
—
—
—
Pat & Mike LLC
—
Deed Of Trust
related
$1,389,910 · Fidelity & Dep Co/md
—
—
Pat & Mike LLC
—
Loan Modification
related
$2,085,304 · Regions Bk
—
—
Pat & Mike LLC
—
Deed Of Trust
related
$300,000 · Regions Bank
—
—
Pat & Mike LLC
—
Deed Of Trust
related
$2,200,000 · Regions 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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