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Property profile & analytics
OFF-MARKET
Estimated value
$14,505,000
Investment properties
3501 Hwy 81st N, Anderson, SC 29621-4419
Entity Owned
~
Est. High Equity
Property ID
US77-2813572
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2004
Total area
91,455 SF
Lot
12 ac (522,720 SF)
APN
145-00-07-012
UPID
US77-2813572
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
-
The Legacy of Anderson Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.57M
Comparable Approach
Comparable
$16.18M
Blend (final)
Blend
$14.51M
Owner & transaction history
Vtr Anderson LLC
Vtr Anderson LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.7M
+35.3%
Retail stores
$14.6M
+18.6%
Office building
$13.8M
+12.1%
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 Anderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Anderson 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%
$19,035,000
6.5%
$17,570,000
7%
$16,315,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,325,000
Current use
RESTAURANT
$16,670,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$14,610,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$13,815,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$14.51M
Range $13.05M – $15.96M · ±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
$159 / 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
$96,905
Tax year 2023
Assessed value
$741,000
Assessed 2023
Previous assessed
$248,360
+198.4% YoY
Effective rate
13.08%
On assessed value
Assessed land
$90,000
Assessed improvement
$651,000
Total market value
$12,350,000
Applied tax rate
51.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2004
Heating
NONE
Total area
91,455 SF
Lot
12 ac (522,720 SF)
APN
145-00-07-012
UPID
US77-2813572
Jurisdiction
ANDERSON
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) Current
Est. value
$12.3M
RESTAURANT
Est. value
$16.7M
RETAIL STORES
Est. value
$14.6M
OFFICE BUILDING
Est. value
$13.8M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
2004
Heating
NONE
Lot
12 ac
Current owner
From public records · entity-resolved
Vtr Anderson LLC
Entity
Mailing address
100 OLIVER ST #1840, BOSTON, MA 02110
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
37 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2025
$14,758,000
Vtr Anderson LLC
Five Star Quality Care - Obx Owner
Special Warranty Deed
—
Mar 16, 2022
—
Five Star Quality Care Oux Owner Ll
—
Deed
related
$95,000 · Midcap Funding Viii Trust
Feb 1, 2022
—
Five Star Quality Care Obx Owner Ll
—
Deed
related
$95,000,000 · Midcap Funding Viii Trust
Dec 8, 2008
$1,097,880
Star Quality Care-obx Own Five
Anderson Senior Living Prop
Grant Deed
—
May 4, 2007
$202,566
Bucks Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
May 4, 2007
$628,029
Camrys Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
May 4, 2007
$133,560
Gunnoes Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
May 4, 2007
$89,040
Chens Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Apr 6, 2007
$22,260
Carneys Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$15,582
M Fischers Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$222,600
S Smiths Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$4,134
Hodsons Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$23,373
Bais Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$60,844
Hodsons Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$628,029
Camrys Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Mar 27, 2007
$101,761
Pestanas Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 8, 2007
—
Anderson County South Carolina
Anderson Senior Living Prop Ll
Quit Claim Deed
related
—
Jan 3, 2007
$33,981
Fenners Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$59,356
Golays Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$141,342
Rigalis Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$43,923
Parkers Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$133,552
Nashs Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$40,510
Slakeys Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$18,697
Lewis Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$46,743
Hawleys Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$16,323
Silversages Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$54,533
Sturzas Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$15,581
Funks Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$400,657
Smiths Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$71,974
Waldaus Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$152,843
Brandts Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
—
Senior Living Prop Ll Anderson
Anderson Senior Living LLC
Quit Claim Deed
related
—
Jan 3, 2007
$458,381
Bucks Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$120,412
B & T Smiths Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$474,852
Doyles Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
—
Jan 3, 2007
$105,358
Andersons Carolina 7 LLC
Anderson Senior Living Prop Ll
Grant Deed
related
—
Aug 21, 2006
$9,000,000
Anderson Senior Living LLC
Master Of Equity/anderson County
Trustees Deed
related
$9,415,000 · Merrill Lynch Capital
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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