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Property profile & analytics
OFF-MARKET
Estimated value
$10,735,000
Apartment buildings
318 Royal St Florence, SC 29506-6653
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US77-1886539
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Total area
133,616 SF
Lot
10.98 ac (478,289 SF)
APN
00176-01-039
UPID
US77-1886539
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
-
Oaks at Florence Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.13M
CAP Approach
CAP
$10.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.74M
Owner & transaction history
Oaks At Florence 2023 LLC · 3 yrs held
Oaks At Florence 2023 LLC
since 2023
Last sale
$11.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$12.2M
+191.5%
Restaurant
$8.0M
+91.7%
Office building
$7.4M
+75.9%
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 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
$10,125,000
ML approach
$9,125,000
CAP Approach
CAP Return
Estimation
6%
$11,520,000
6.5%
$10,635,000
7%
$9,875,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,205,000
Change: +191% · Conversion: Moderate
RESTAURANT
$8,030,000
Change: +92% · Conversion: Difficult
OFFICE BUILDING
$7,370,000
Change: +76% · Conversion: Moderate
Blend value · Realmo final
$10.74M
Range $9.66M – $11.81M · ±10% · vs last sale $11.09M (Apr 2 2024)
Last sale anchor
$11.09M
Apr 2 2024
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
$80 / 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
$168,714
Tax year 2023
Assessed value
$315,234
Assessed 2023
Previous assessed
$315,233,694
-99.9% YoY
Effective rate
53.52%
On assessed value
Assessed land
$6,588
Assessed improvement
$308,646
Land market value
$164,700
Improvement market value
$7,716,142
Total market value
$7,880,842
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Heating
NONE
Units
144
Total area
133,616 SF
Lot
10.98 ac (478,289 SF)
APN
00176-01-039
UPID
US77-1886539
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
COMMERCIAL (GENERAL)
Est. value
$12.2M
RESTAURANT
Est. value
$8.0M
OFFICE BUILDING
Est. value
$7.4M
COMMERCIAL (GENERAL)
RESTAURANT
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
1972
Heating
NONE
Units
144
Lot
10.98 ac
Current owner
From public records · entity-resolved
Oaks At Florence 2023 LLC
Entity
Mailing address
13567 NC HWY 50D2601, SURF CITY, NC 28445-6571
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2023
$11,088,000
Oaks At Florence 2023 LLC
318 E Royal Fo LLC
Limited Warranty Deed
$7,673,000 · Greystone Servicing Company LLC
Aug 26, 2021
$8,000,000
318 E Royal Fo LLC
Villages At Magnolia LLC
Limited Warranty Deed
$7,440,000 · Greenville FCU
Aug 3, 2020
—
Villages At Magnolia LLC
—
Deed
related
$5,200,000 · Merchants Bk/in
Nov 1, 2018
—
Villages At Magnolia LLC
—
Deed
related
$4,000,000 · Dlp Income & Growth Fund I LLC
Jun 13, 2018
$3,800,000
Villages At Magnolia LLC
Greenville Office Park LLC
Grant Deed
$1,600,000 · Dlp Income & Growth Fund I LLC
Oct 17, 2016
$3,000,000
Green Office Park LLC
318 Royal St LLC
Special Warranty Deed
$2,205,800 · Ameris Bank
Jun 29, 2015
$1,075,000
318 Royal St LLC
Boto Sc Properties LLC
Grant Deed
—
Dec 29, 2014
$1,174,000
Boto Sc Properties LLC
Porter,w Haigh
Grant Deed
related
—
Jun 9, 2008
$3,500,000
B & B Group Dev LLC
Magnolia Trace Apts LLC
Grant Deed
$2,500,000 · First National Bank
Nov 4, 2004
$3,200,000
Magnolia Trace Apartment
Low Country Apartments L
Grant Deed
—
—
—
Villages At Magnolia LLC
—
Loan Modification
related
$4,000,000 · Dlp Income & Growth Fund I LLC
—
—
318 Royal St LLC
—
Deed Of Trust
related
$825,000 · Bank Of America
—
—
Villages At Magnolia LLC
—
Deed Of Trust
related
$5,200,000 · Merchants Bk/in
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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