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Property profile & analytics
FOR SALE
Office buildings
3800 Paramount Dr, North Charleston, SC 29405
Entity Owned
5-yr Hold
Free & Clear
Property ID
US77-0623598
For Sale
1 / 2
$11,350,000
3800 Paramount Dr, North Charleston, SC 29405
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2014
Total area
25,090 SF
Lot
5.29 ac (230,432 SF)
APN
410-06-00-137
UPID
US77-0623598
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
$11.29M
Blend (final)
Blend
$10.05M
Owner & transaction history
Montague Investments LLC · 5 yrs held
Montague Investments LLC
since 2021
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.3M
+50.2%
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 North Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Charleston 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
$11,355,000
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
$9,520,000
Current use
RESTAURANT
$14,305,000
Change: +50% · Conversion: Moderate
Blend value · Realmo final
$10.05M
Range $9.05M – $11.06M · ±10% · vs last sale $8.25M (Jan 15 2021)
Last sale anchor
$8.25M
Jan 15 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
$401 / 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
$142,256
Tax year 2023
Assessed value
$495,000
Assessed 2023
Previous assessed
$495,000
+0.0% YoY
Effective rate
28.74%
On assessed value
Land market value
$1,600,000
Improvement market value
$6,650,000
Total market value
$8,250,000
Applied tax rate
4.0000
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
2014
Heating
NONE
Cooling
NONE
Stories
2
Total area
25,090 SF
Lot
5.29 ac (230,432 SF)
APN
410-06-00-137
UPID
US77-0623598
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.5M
RESTAURANT
Est. value
$14.3M
OFFICE BUILDING Current
RESTAURANT
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
2014
Heating
NONE
Cooling
Yes
Stories
2
Lot
5.29 ac
Current owner
From public records · entity-resolved
Montague Investments LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5555 GREENWICH RD STE #600, VIRGINIA BEACH, VA 23462-6542
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2021
—
Montague Investments LLC
—
Deed
related
$5,400,000 · Miscellaneous Ins Co
Jan 15, 2021
$8,250,000
Montague Investments LLC
3800 Paramount LLC
Grant Deed
—
Oct 26, 2017
$11,350,000
3800 Paramount LLC
Drake Of Faber IV LLC
Grant Deed
—
Oct 26, 2017
—
3800 Paramount LLC
Drake Of Faber IV LLC
Quit Claim Deed
related
$15,200,000 · Miscellaneous Ins Co
Nov 19, 2013
$186,000
Drake Of Faber IV LLC
Capps,verniece C
Grant Deed
—
Nov 19, 2013
$825,000
Drake Of Faber IV LLC
Altman,margaret
Grant Deed
—
—
—
Montague Investments LLC
—
Deed Of Trust
related
$5,400,000 · Miscellaneous Ins Co
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?”
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