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Property profile & analytics
OFF-MARKET
Drive through restaurants
3841 Grandview Dr, Simpsonville, SC 29680-3162
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US77-0538232
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Lot
0.4 ac (17,250 SF)
Zoning code
B-G
APN
0329.00-01-001.19
UPID
US77-0538232
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
-
Bruster's Real Ice Cream Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mr Smiths Properties LLC · 15 yrs held
Mr Smiths Properties LLC
since 2011
7 recorded transactions
Zoning & alternative use
B-G · Simpsonville, SC
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 Simpsonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simpsonville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,742
Tax year 2023
Assessed value
$15,850
Assessed 2023
Previous assessed
$15,850
+0.0% YoY
Effective rate
36.23%
On assessed value
Assessed land
$9,900
Assessed improvement
$5,950
Land market value
$165,000
Improvement market value
$99,110
Total market value
$264,110
Applied tax rate
899.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Heating
NONE
Lot
0.4 ac (17,250 SF)
Zoning code
B-G
APN
0329.00-01-001.19
UPID
US77-0538232
Jurisdiction
GREENVILLE
Zoning & alternative use
B-G · Simpsonville, SC
Zoning B-G · permitted uses
B-G · Simpsonville, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Simpsonville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.4 ac
Current owner
From public records · entity-resolved
Mr Smiths Properties LLC
Entity
Mailing address
83 FUDORA CIR, SIMPSONVILLE, SC 29681-5674
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2020
—
Mr Smiths Properties LLC
—
Deed
related
$289,000 · Arthur State Bank
Dec 21, 2017
—
Mr Smiths Properties LLC
—
Deed
related
$272,000 · Arthur State Bank
Mar 4, 2011
$182,500
Mr Smiths Properties LLC
Niagara Holdings LLC
Grant Deed
—
Mar 3, 2011
—
Niagara Holdings LLC
Master Of Greenville County
Trustees Deed
related
—
Feb 16, 2011
$243,000
Niagara Holdings LLC
Master Of Greenville County
Trustees Deed
related
—
Dec 10, 2004
$299,075
Republic Dev INC
Black Dog Ventures INC
Grant Deed
—
Nov 1, 2004
$44,000
Sloan W A
Black Dog Ventures INC
Grant Deed
—
Nov 1, 2004
$119,000
Republic Development INC
Black Dog Ventures INC
Grant Deed
—
May 28, 2004
$160,000
Black Dog Ventures INC
Imperial Investments Of Spartanburg
Grant Deed
—
—
—
Smiths Properties LLC
—
Deed Of Trust
related
$100,000 · Arthur State 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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