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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Commercial real estate
3520 Meeks Farm Rd Johns Island, SC 29455-8188
Entity Owned
2-yr Hold
Free & Clear
Property ID
US77-0704809
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2006
Total area
1,353 SF
Lot
0.45 ac (19,602 SF)
APN
313-00-00-294
UPID
US77-0704809
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
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$775k
Owner & transaction history
Seaside Office Rentals LLC · 2 yrs held
Seaside Office Rentals LLC
since 2024
Last sale
$775,000
6 recorded transactions
Zoning & alternative use
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 Johns Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Johns 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
$775,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $775k (May 9 2024)
Last sale anchor
$775k
May 9 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
$573 / 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
$12,448
Tax year 2023
Assessed value
$44,530
Assessed 2023
Previous assessed
$44,530
+0.0% YoY
Effective rate
27.95%
On assessed value
Land market value
$176,148
Improvement market value
$584,552
Total market value
$760,700
Applied tax rate
5.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2006
Heating
HEAT PUMP
Stories
2
Total area
1,353 SF
Lot
0.45 ac (19,602 SF)
APN
313-00-00-294
UPID
US77-0704809
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2006
Heating
HEAT PUMP
Stories
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Seaside Office Rentals LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1307 HEADQUARTERS PLANTATION DR, JOHNS ISLAND, SC 29455-3145
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2024
—
Seaside Office Rentals LLC
Martin Somsky
Quit Claim Deed
related
—
May 9, 2024
$775,000
Martin Somsky
Camp Folly LLC
Deed
$675,000 · Camp Folly LLC
Dec 27, 2018
$320,560
John A Vigil
Beazer Homes LLC
Grant Deed
$314,753 · Homebridge Fin'l Svcs INC
Jun 24, 2005
—
Camp Folly LLC
—
Trustees Deed
related
$425,000 · Wachovia Bank NA
Jun 18, 2004
$130,000
Camp Folly LLC
Blue Line Const LLC
Grant Deed
—
—
—
Camp Folly LLC
—
Deed Of Trust
related
$235,000 · Regions Bank
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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