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Property profile & analytics
OFF-MARKET
Estimated value
$3,675,000
Office buildings
3903 Oleander Dr Myrtle Beach, SC 29577
Entity Owned
5-yr Hold
Free & Clear
Property ID
US77-1708009
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Construction
CONCRETE
Total area
10,187 SF
Lot
1.58 ac (68,825 SF)
Zoning code
HC
APN
420-15-02-0001
UPID
US77-1708009
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
-
Smoke-Stock MJG Furniture & Home Goods Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.75M
Blend (final)
Blend
$3.68M
Owner & transaction history
1414 Mb Sc LLC · 5 yrs held
1414 Mb Sc LLC
since 2021
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
HC · Myrtle Beach, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+135.0%
Auto repair, garage
$3.8M
+54.5%
Medical building
$3.1M
+23.4%
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
OFFICE BUILDING
$2,485,000
Current use
COMMERCIAL (GENERAL)
$5,845,000
Change: +135% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,845,000
Change: +55% · Conversion: Difficult
MEDICAL BUILDING
$3,070,000
Change: +23% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,895,000
Change: +16% · Conversion: Easy
RESTAURANT
$2,355,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$3.68M
Range $3.31M – $4.04M · ±10% · vs last sale $3.60M (Jul 15 2021)
Last sale anchor
$3.60M
Jul 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
$361 / 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
$58,495
Tax year 2023
Assessed value
$176,112
Assessed 2023
Effective rate
33.21%
On assessed value
Assessed land
$94,800
Assessed improvement
$81,312
Land market value
$1,580,000
Improvement market value
$1,355,200
Total market value
$2,935,200
Applied tax rate
882.0000
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
Off-Market
Year built
2001
Construction
CONCRETE
Heating
SOLAR
Cooling
CENTRAL
Total area
10,187 SF
Lot
1.58 ac (68,825 SF)
Zoning code
HC
APN
420-15-02-0001
UPID
US77-1708009
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
OFFICE BUILDING Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
RESTAURANT
Est. value
$2.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2001
Construction
CONCRETE
Heating
SOLAR
Cooling
Yes
Lot
1.58 ac
Current owner
From public records · entity-resolved
1414 Mb Sc LLC
Entity
Free & Clear · 5 yrs held
Mailing address
109 SPENCER PL, MAMARONECK, NY 10543-2627
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2022
—
1414 Mb Sc LLC
—
Deed
related
$6,888,000 · City National Bank
Jul 15, 2021
$3,600,000
1414 Mb Sc LLC
Lanter 2018 LLC
Warranty Deed
—
Jun 30, 2020
$3,000,000
Lanter 2018 LLC
Seaboard Commons Hldgs LLC
Warranty Deed
—
Aug 14, 2019
—
Wec 2000bgl31 LLC
—
Deed
related
$27,500,000 · Chemical Bk
Jan 6, 2017
—
Seaboard Commons Holdings LLC
—
Deed
related
$197,000 · Miscellaneous Ins Co
Sep 14, 2010
—
Seaboard Commons Holdings LLC
—
Grant Deed
related
$19,700,000 · Miscellaneous Ins Co
Jul 28, 2010
—
Seaboard Commons Holdings LLC
Myrtle Beach Farms Co INC
Grant Deed
related
—
—
—
Seaboard Commons Holdings LLC
—
Loan Modification
related
$197,000 · Miscellaneous Ins Co
—
—
Wec 2000bgl31 LLC
—
Deed Of Trust
related
$27,500,000 · Chemical Bk
—
—
Wec 2000b-gl-31 LLC
—
Deed Of Trust
related
$24,000,000 · Other Institutional Lenders
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
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