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Property profile & analytics
OFF-MARKET
Estimated value
$6,980,000
Hotels
35 Bluffton Rd Bluffton, SC 29910-7620
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US77-1313186
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2002
Total area
66,078 SF
Lot
3.14 ac (136,778 SF)
Zoning code
6616
APN
R600 031 000 0196 0000
UPID
US77-1313186
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
-
Holiday Inn Express & Suites Bluffton @ Hilton Head Area Hotel & Motel
-
Coligny Parking Lot Hilton Head, SC Park
-
WW Studio @ Holiday Inn Express & Suites Bluffton Weight Loss Service Wellness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.98M
Owner & transaction history
Varuna LLC · 3 yrs held
Varuna LLC
since 2022
Last sale
$6.9M
3 recorded transactions
Zoning & alternative use
6616 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Bluffton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bluffton 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
$6,465,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,285,000
6.5%
$7,650,000
7%
$7,100,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,015,000
Change: 0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$10,580,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$9,045,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$6.98M
Range $6.28M – $7.68M · ±10% · vs last sale $6.90M (Dec 1 2022)
Last sale anchor
$6.90M
Dec 1 2022
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
$106 / 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
$101,878
Tax year 2023
Assessed value
$414,000
Assessed 2023
Previous assessed
$324,090
+27.7% YoY
Effective rate
24.61%
On assessed value
Land market value
$1,177,500
Improvement market value
$5,722,500
Total market value
$6,900,000
Applied tax rate
600.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2002
Heating
NONE
Total area
66,078 SF
Lot
3.14 ac (136,778 SF)
Zoning code
6616
APN
R600 031 000 0196 0000
UPID
US77-1313186
Jurisdiction
BEAUFORT
Zoning & alternative use
6616 · Bluffton, SC
Zoning 6616 · permitted uses
6616 · Bluffton, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bluffton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$11.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.6M
WAREHOUSE, STORAGE
Est. value
$9.0M
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2002
Heating
NONE
Lot
3.14 ac
Current owner
From public records · entity-resolved
Varuna LLC
Entity
Mailing address
121 MNR ROW, POOLER, GA 31322-2148
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2022
$6,900,000
Varuna LLC
Bluffton Hix Partners LLC
Limited Warranty Deed
$7,600,000 · First Citizens Bank & Trust Co
Jul 5, 2019
—
Bluffton Hix Partners LLC
—
Grant Deed
related
$8,650,000 · Citi R/e Fndg INC
Jul 1, 2014
$8,275,000
Bluffton Hix Partners LLC
Stafford 46 LLC
Special Warranty Deed
$6,125,000 · Redwood Commercial Mortgage Corpora
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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