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2807 Waddell Rd, Beaufort, SC 29902
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Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1987
Total area
7,168 SF
Lot
1.25 ac (54,450 SF)
Zoning code
6611
APN
R120 008 000 0021 0000
UPID
US77-0889867
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$2.33M
Owner & transaction history
since 2022
Last sale
$2.9M
3 recorded transactions
Zoning & alternative use
6611 · Beaufort, SC
Top alternative use upside
Restaurant
$2.6M
+147.5%
Auto repair, garage
$2.5M
+135.2%
Office building
$1.8M
+71.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.33M
Value range
$2.09M – $2.56M
±10% around blend
Estimated value / SF
$324 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$2.09M
blend $2.33M
$2.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,168 SF
Lot area
1.25 ac
Year built
1987
APN
R120 008 000 0021 0000
Zoning
6611
Assessed value
$73,400
Annual tax
$22,140
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.66M
Range $550k – $1.66M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.33M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 18 sales
$145
+123%
County 30 sales
$160
+103%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $324/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+148%
vs current-use indication
Auto Repair, Garage
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.30%
Implied, in-place cap rate for this high-rise multifamily apartments
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.30%
9.0%
NOI (est.)
$201k *
Last sale · Feb 2026
$2.88M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.10M
Move the market yield to see immediate price impact.
Value / SF
$851
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.80%3.30%3.80%
$181k
$6.47M
$5.49M
$4.77M
$201k
$7.19M
$6.10M
$5.30M
$221k
$7.91M
$6.71M
$5.83M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,140
Tax year 2023
Assessed value
$73,400
Assessed 2023
Previous assessed
$73,400
+0.0% YoY
Effective rate
30.16%
On assessed value
Land market value
$312,500
Improvement market value
$1,318,700
Total market value
$1,631,200
Applied tax rate
120.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
For Sale
Year built
1987
Heating
NONE
Buildings
3
Total area
7,168 SF
Lot
1.25 ac (54,450 SF)
Zoning code
6611
APN
R120 008 000 0021 0000
UPID
US77-0889867
Jurisdiction
BEAUFORT
Zoning & alternative use
6611 · Beaufort, SCZoning 6611 · permitted uses
6611 · Beaufort, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Buildings
3
Lot
1.25 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
6611
Jurisdiction
Beaufort, SC
Recorded code
6611
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for 6611 in Beaufort, SC.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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