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Property profile & analytics
OFF-MARKET
Estimated value
$5,625,000
High-rise multifamily apartments
285 Midtown Dr Port Royal, SC 29935
Individually Owned
21-yr Hold
Property ID
US77-0564442
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2005
Total area
17,511 SF
Lot
6.33 ac (275,735 SF)
Zoning code
6611
APN
R112 034 000 0157 0000
UPID
US77-0564442
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
$5.63M
Blend (final)
Blend
$5.63M
Owner & transaction history
Shell Pointe
Shell Pointe
2 recorded transactions
Zoning & alternative use
6611 · Port Royal, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+124.5%
Auto repair, garage
$6.0M
+113.3%
Office building
$4.2M
+49.7%
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 Port Royal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Port Royal 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
RESTAURANT
$6,295,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,980,000
Change: +113% · Conversion: Difficult
OFFICE BUILDING
$4,195,000
Change: +50% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,415,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$5.63M
Range $5.06M – $6.19M · ±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
$321 / 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
$89,503
Tax year 2023
Assessed value
$302,230
Assessed 2023
Previous assessed
$262,810
+15.0% YoY
Effective rate
29.61%
On assessed value
Land market value
$1,171,100
Improvement market value
$6,991,500
Total market value
$8,162,600
Applied tax rate
112.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2005
Heating
NONE
Buildings
6
Total area
17,511 SF
Lot
6.33 ac (275,735 SF)
Zoning code
6611
APN
R112 034 000 0157 0000
UPID
US77-0564442
Jurisdiction
BEAUFORT
Zoning & alternative use
6611 · Port Royal, SCZoning 6611 · permitted uses
6611 · Port Royal, SC
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
RESTAURANT
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$6.0M
OFFICE BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.4M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2005
Heating
NONE
Buildings
6
Lot
6.33 ac
Current owner
From public records · entity-resolved
Shell Pointe
Individual
Mailing address
PO BOX 160, AYNOR, SC 29511-0160
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Shell Pointe
—
Deed Of Trust
related
$4,271,500 · Mma Construction Finance LLC
—
—
Shell Pointe
—
Deed Of Trust
related
$462,200 · United Housing Associates INC
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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