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Property profile & analytics
FOR SALE
Office buildings
38 New Orleans Rd Hilton Head Island, SC 29928
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US77-0046811
For Sale
1 / 21
$830,000
38 New Orleans Rd, Hilton Head Island, SC 29928
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
4,993 SF
Lot
0.48 ac (20,909 SF)
Zoning code
6615
APN
R552 015 00C 0067 0000
UPID
US77-0046811
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
-
First of America Mortgage Co Loan Service Bank
-
IslandHome Cabinetry General Contractor Renovation Specialist
-
Mediation Services Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$829k
Blend (final)
Blend
$830k
Owner & transaction history
New Orleans LLC · 2 yrs held
New Orleans LLC
since 2024
7 recorded transactions
Zoning & alternative use
6615 · Hilton Head Island, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
land management ordinance
Top alternative use upside
Retail stores
$805,000
+6.3%
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
OFFICE BUILDING
$760,000
Current use
RETAIL STORES
$805,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$750,000
Change: -1% · Conversion: Easy
WAREHOUSE, STORAGE
$685,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±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
$166 / 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
$9,664
Tax year 2023
Assessed value
$37,440
Assessed 2023
Previous assessed
$32,560
+15.0% YoY
Effective rate
25.81%
On assessed value
Land market value
$360,000
Improvement market value
$391,200
Total market value
$751,200
Applied tax rate
550.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1985
Heating
NONE
Total area
4,993 SF
Lot
0.48 ac (20,909 SF)
Zoning code
6615
APN
R552 015 00C 0067 0000
UPID
US77-0046811
Jurisdiction
BEAUFORT
Zoning & alternative use
6615 · Hilton Head Island, SCZoning 6615 · permitted uses
6615 · 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
OFFICE BUILDING Current
Est. value
$760,000
RETAIL STORES
Est. value
$805,000
COMMERCIAL (GENERAL)
Est. value
$750,000
WAREHOUSE, STORAGE
Est. value
$685,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1985
Heating
NONE
Lot
0.48 ac
Current owner
From public records · entity-resolved
New Orleans LLC
Entity
Mailing address
4310 OLD MCDONOUGH RD, CONLEY, GA 30288-1532
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2024
$350,000
New Orleans LLC
Benadamer Ltd
Deed
—
Feb 23, 2022
—
Benadamer Ltd
—
Deed
related
$229,693 · Park National Bank
Nov 10, 2021
—
A C Properties LLC
—
Deed
related
$246,435 · Pinnacle Bank
Jan 9, 2020
—
Benadamer Ltd
J Douglas Drushal
Quitclaim Deed
related
$224,500 · First Knox National Bank
Mar 1, 2016
$350,000
Maple Leaf Investments LLC
Robert R May
Deed
—
Mar 30, 2005
$640,000
Robert R May
Batista Holdings LLC
Grant Deed
$440,000 · Coastal States Bank
Apr 28, 2004
$640,000
Robert R May
Owner,record
Warranty Deed
related
—
Jan 7, 2002
$560,000
Samuel C Bauer
Ddr Real Estate Trust LLC
Warranty Deed
related
$100,000 · Ddr Real Estate Trust LLC
—
—
Samuel C Bauer
—
Deed Of Trust
related
$490,000 · Rbc Centura 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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