Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$7,825,000
Assisted living facilities
3620 Happy Woods Ct Myrtle Beach, SC 29588-2925
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US77-2088421
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2000
Construction
CONCRETE BLOCKS
Total area
32,815 SF
Lot
5.85 ac (254,826 SF)
Zoning code
HC
APN
447-02-02-0008
UPID
US77-2088421
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
-
Jolene S. Selwa, PTA Physician
-
Marlo Broyles Physician
-
Myrtle Beach Grove Senior Living Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.83M
Owner & transaction history
Sh1 Happy Woods Propco LLC · 4 yrs held
Sh1 Happy Woods Propco LLC
since 2021
Last sale
$7.5M
2 recorded transactions
Zoning & alternative use
HC · Myrtle Beach, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.6M
+580.4%
Commercial (general)
$7.9M
+522.9%
Office building
$7.8M
+512.4%
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 Myrtle Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Myrtle Beach 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
APARTMENT HOUSE (5+ UNITS)
$8,615,000
Change: +580% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,890,000
Change: +523% · Conversion: Difficult
OFFICE BUILDING
$7,755,000
Change: +512% · Conversion: Difficult
RESTAURANT
$5,610,000
Change: +343% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,045,000
Change: +298% · Conversion: Difficult
RETAIL STORES
$4,780,000
Change: +277% · Conversion: Difficult
Blend value · Realmo final
$7.83M
Range $7.04M – $8.61M · ±10% · vs last sale $7.46M (Oct 11 2021)
Last sale anchor
$7.46M
Oct 11 2021
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
$238 / 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
$99,207
Tax year 2023
Assessed value
$324,798
Assessed 2023
Previous assessed
$324,798
+0.0% YoY
Effective rate
30.54%
On assessed value
Assessed land
$61,158
Assessed improvement
$263,640
Land market value
$1,019,300
Improvement market value
$4,394,000
Total market value
$5,413,300
Applied tax rate
630.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2000
Construction
CONCRETE BLOCKS
Heating
SOLAR
Cooling
CENTRAL
Buildings
3
Total area
32,815 SF
Lot
5.85 ac (254,826 SF)
Zoning code
HC
APN
447-02-02-0008
UPID
US77-2088421
Jurisdiction
HORRY
Zoning & alternative use
HC · Myrtle Beach, SC
Zoning HC · permitted uses
HC · Myrtle Beach, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Myrtle Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$7.9M
OFFICE BUILDING
Est. value
$7.8M
RESTAURANT
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$5.0M
RETAIL STORES
Est. value
$4.8M
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
2000
Construction
CONCRETE BLOCKS
Heating
SOLAR
Cooling
Yes
Buildings
3
Lot
5.85 ac
Current owner
From public records · entity-resolved
Sh1 Happy Woods Propco LLC
Entity
Mailing address
40 W 57TH ST FL, NEW YORK, NY 10019-4001
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2021
$7,456,715
Sh1 Happy Woods Propco LLC
Hcpi Trust
Warranty Deed
$23,887,500 · Live Oak Banking
Dec 21, 2006
$11,641,106
Faec Holdings Hntp LLC
Myrtle Beach Estates LLC
Grant Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 3620 Happy Woods Ct?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
