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Property profile & analytics
OFF-MARKET
Estimated value
$3,105,000
Turn key restaurants
35 Fording Is Rd Ext Hilton Head Island, SC 29926-1159
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US77-2842843
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2008
Total area
7,800 SF
Lot
1.57 ac (68,389 SF)
Zoning code
6116
APN
R600 041 000 0008 0000
UPID
US77-2842843
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
$3.11M
Blend (final)
Blend
$3.11M
Owner & transaction history
Beaufort County · 8 yrs held
Beaufort County
since 2018
5 recorded transactions
Zoning & alternative use
6116 · Hilton Head Island, SC
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 Hilton Head Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hilton Head Island 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
$2,805,000
Current use
AUTO REPAIR, GARAGE
$2,665,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$3.11M
Range $2.79M – $3.42M · ±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
$398 / 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
$739
Tax year 2023
Assessed value
$135,500
Assessed 2023
Previous assessed
$135,500
+0.0% YoY
Effective rate
0.55%
On assessed value
Land market value
$1,766,300
Improvement market value
$1,731,100
Total market value
$3,497,400
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2008
Heating
NONE
Total area
7,800 SF
Lot
1.57 ac (68,389 SF)
Zoning code
6116
APN
R600 041 000 0008 0000
UPID
US77-2842843
Jurisdiction
BEAUFORT
Zoning & alternative use
6116 · Hilton Head Island, SCZoning 6116 · permitted uses
6116 · Hilton Head Island, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
land management ordinance
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.7M
RESTAURANT Current
AUTO REPAIR, GARAGE
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
2008
Heating
NONE
Lot
1.57 ac
Current owner
From public records · entity-resolved
Beaufort County
Entity
Mailing address
PO BOX 1228, BEAUFORT, SC 29901-1228
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2018
$2,200,000
Beaufort County
Queensborough Natl Bk & Trust Co
Grant Deed
—
Dec 1, 2017
—
Queensborough Natl Bk & Trust Co
Sea Trawler LLC
Deed In Lieu Of Foreclosure
related
—
Mar 6, 2006
—
Sea Trawler LLC
Roller,wilbert JR
Grant Deed
$2,325,000 · Coastal States Bank
Oct 1, 2004
—
Wilbert Roller JR.
Roller,wilbert III
Quit Claim Deed
related
$325,000 · Coastal States Bank
—
—
Sea Trawler LLC
—
Deed Of Trust
related
$2,202,000 · Queensborough National Bk&tr
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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