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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Office buildings
392 College Ave Clemson, SC 29631-1432
Entity Owned
Free & Clear
Property ID
US77-1180835
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,988 SF
Zoning code
CP 1 NEIGH BUS DISTRICT
APN
4044-16-82-1629
UPID
US77-1180835
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
-
Harts Cove Apartment Complex Apartment Rental Agency
-
Sunset Court Apartment Building
-
University Cottages Property Management Company
-
The One Clemson Student Housing Center
-
University Place/Terrace Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$567k
Blend (final)
Blend
$775k
Owner & transaction history
398 College Ave Owner LLC
398 College Ave Owner LLC
since 2026
Last sale
$800,000
4 recorded transactions
Zoning & alternative use
CP 1 NEIGH BUS DISTRICT · Clemson, 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 Clemson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clemson 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
$925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $800k (Mar 3 2020)
Last sale anchor
$800k
Mar 3 2020
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
$390 / 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
$13,633
Tax year 2023
Assessed value
$48,000
Assessed 2023
Previous assessed
$48,000
+0.0% YoY
Effective rate
28.40%
On assessed value
Assessed land
$39,000
Assessed improvement
$9,000
Land market value
$650,000
Improvement market value
$150,000
Total market value
$800,000
Applied tax rate
5.0000
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Stories
1
Units
1
Total area
1,988 SF
Zoning code
CP 1 NEIGH BUS DISTRICT
APN
4044-16-82-1629
UPID
US77-1180835
Jurisdiction
PICKENS
Zoning & alternative use
CP 1 NEIGH BUS DISTRICT · Clemson, SCZoning CP 1 NEIGH BUS DISTRICT · permitted uses
CP 1 NEIGH BUS DISTRICT · Clemson, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Stories
1
Units
1
Current owner
From public records · entity-resolved
398 College Ave Owner LLC
Entity
Free & Clear · 0 yrs held
Mailing address
90 N ROYAL TOWER DR, IRMO, SC 29063-2791
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2026
—
398 College Ave Owner LLC
Two Blue Stallions LLC
Quitclaim Deed
related
—
Feb 27, 2026
$9,600,000
398 College Ave Owner LLC
Two Blue Stallions LLC
Deed
$114,244,000 · Qr Real Estate Capital Reit LLC
Mar 3, 2020
$80,000
Two Blue Stallions LLC
Brz Of The Upstate LLC
Grant Deed
—
Sep 24, 2014
—
Brz Of The Upstate LLC
Zielinski,monica
Grant Deed
—
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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