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Property profile & analytics
OFF-MARKET
Estimated value
$4,270,000
Retail space
4 Godfrey Pl Bluffton, SC 29910
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US77-0065558
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
15,088 SF
Lot
1.96 ac (85,421 SF)
Zoning code
6606
APN
R600 031 000 0086 0000
UPID
US77-0065558
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
-
Goodwill Discount Store
-
Palmetto Goodwill Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.67M
Comparable Approach
Comparable
$4.04M
Blend (final)
Blend
$4.27M
Owner & transaction history
Palmetto Goodwill · 4 yrs held
Palmetto Goodwill
since 2021
Last sale
$4.8M
4 recorded transactions
Zoning & alternative use
6606 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.4M
+115.6%
Auto repair, garage
$5.2M
+104.9%
Office building
$4.4M
+76.6%
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 Bluffton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bluffton 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
$4,250,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,970,000
6.5%
$3,665,000
7%
$3,405,000
Alternative Use
Use
Estimation
RESTAURANT
$5,425,000
Change: +116% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,155,000
Change: +105% · Conversion: Difficult
OFFICE BUILDING
$4,440,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,895,000
Change: +55% · Conversion: Easy
Blend value · Realmo final
$4.27M
Range $3.84M – $4.70M · ±10% · vs last sale $4.81M (Oct 15 2021)
Last sale anchor
$4.81M
Oct 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
$283 / 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
$59,315
Tax year 2023
Assessed value
$240,750
Assessed 2023
Previous assessed
$288,730
-16.6% YoY
Effective rate
24.64%
On assessed value
Land market value
$1,029,500
Improvement market value
$2,983,000
Total market value
$4,012,500
Applied tax rate
600.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Total area
15,088 SF
Lot
1.96 ac (85,421 SF)
Zoning code
6606
APN
R600 031 000 0086 0000
UPID
US77-0065558
Jurisdiction
BEAUFORT
Zoning & alternative use
6606 · Bluffton, SC
Zoning 6606 · permitted uses
6606 · Bluffton, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bluffton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$5.2M
OFFICE BUILDING
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
Heating
NONE
Lot
1.96 ac
Current owner
From public records · entity-resolved
Palmetto Goodwill
Individual
Mailing address
2150 EAGLE DR, NORTH CHARLESTON, SC 29406-4803
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
$4,812,125
Palmetto Goodwill
Piedmont Companies INC
Special Warranty Deed
$40,000,000 · Truist Bank
May 23, 2012
$150,000
Godfrey,william J
Hwy 46 & Bluffton Parkway LLC
Grant Deed
—
Apr 12, 2006
—
Godfrey,william J
Godfrey,janet K
Quit Claim Deed
related
—
Apr 11, 2006
$375,000
Hwy 46 & Bluffton Parkway LLC
Godfrey,william J
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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