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Property profile & analytics
OFF-MARKET
Sports & entertainment properties
40 41st Ave, Isle Of Palms, SC 29451-2602
Individually Owned
Free & Clear
Property ID
US77-0240260
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
APN
571-08-00-357
UPID
US77-0240260
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
-
Aqua Safaris Inc Charter Yacht (Bike/Boat/Book/etc) Store
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
Mark S Niswonger
Mark S Niswonger
since 2026
7 recorded transactions
Zoning & alternative use
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 Isle Of Palms submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Isle Of Palms 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
$1,697
Tax year 2023
Assessed value
$7,700
Assessed 2023
Previous assessed
$7,700
+0.0% YoY
Effective rate
22.04%
On assessed value
Land market value
$1,000
Improvement market value
$144,000
Total market value
$145,000
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Heating
NONE
APN
571-08-00-357
UPID
US77-0240260
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
Building & site characteristics
From public records
Heating
NONE
Current owner
From public records · entity-resolved
Mark S Niswonger
Individual
Free & Clear · 0 yrs held
Mailing address
19 WATERWAY IS DR, ISLE OF PALMS, SC 29451-2728
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
130 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2026
$266,000
Mark S Niswonger
Thomas D Carico
Deed
—
Feb 23, 2026
$250,000
Burke Limbach
Diann Lyons Clark
Deed
$150,000 · Diann Clark
Dec 9, 2025
—
Fiermene N Stsson Revocable Living
Hermene N Sisson
Deed
related
—
Aug 5, 2025
$305,000
Sdp Investments LLC
George Hogan
Deed
—
Jul 11, 2025
$295,000
Patrick W Oconnor Living Trust
Squish Included LLC
Deed
—
Jun 10, 2025
$315,000
Scott Rissmiller
Ryan J Blair
Deed
—
May 28, 2025
$354,500
Citadel Properties LLC
Gerard S Stelling JR
Deed
$265,875 · South Atlantic Bank
May 1, 2025
—
Belle Amie LLC
Karen Roboz Rossitch
Deed
—
Mar 31, 2025
$280,000
Extra Innings Old Village LLC
Patrick Oliver
Warranty Deed
—
Mar 12, 2025
—
41 41st Avenue Unit F 5 LLC
Zacharry G Lary
Deed
—
Feb 3, 2025
$295,000
Joe Anderton
Franklin Todd Murphy
Deed
—
Jan 3, 2025
$285,000
S C Ghost Crabber LLC
Barrier Island Boat Charters LLC
Deed
—
Dec 23, 2024
—
Karen Roboz Rossitch
Karen Roboz Rossitch
Deed
related
—
Dec 10, 2024
—
Karen Roboz Rossitch
Karen Andrea Roboz Rossitch
Deed
related
—
Nov 5, 2024
$310,000
Joseph Wilbur Costner JR
Jesse W Mayes
Deed
—
Jun 7, 2024
—
John M Barnard
John M Barnard
Deed
related
—
Mar 26, 2024
$290,000
Tb Coastal Properties LLC
Dude And Daisy LLC
Deed
—
Mar 18, 2024
$285,000
Robert A Ross JR
J David Mccutchen
Deed
—
Dec 19, 2023
$325,000
Madison Lansdowne LLC
40 41st Ave Partners LLC
Deed
—
Dec 13, 2023
$257,000
Iop Dunes LLC
Jorgen D Nielsen
Deed
—
Nov 14, 2023
$275,000
Stephen A Lary
Cary Matheson
Deed
—
Sep 1, 2023
$309,000
F22 Investments LLC
Michael E Lynch
Deed
—
Aug 22, 2023
$350,000
Hunting Tract I LLC
Michael H Loy
Deed
—
Jul 6, 2023
$311,000
Hermene N Sisson
Stephen W Rainer
Deed
—
Jun 21, 2023
$315,250
Wdyhd 15 LLC
Margaret D Fabri
Deed
—
Jun 20, 2023
$315,000
Madison Lansdowne LLC
Howard A Sullivan III
Deed
—
May 19, 2023
$270,000
C & E Sun Endeavors LLC
Christopher Keel
Deed
—
May 18, 2023
—
John Rhett Reidenbach
John Rhett Reidenbach
Deed
related
—
Feb 23, 2023
—
Daniel E Gladden
Daniel E Gladden
Deed
related
—
Feb 1, 2023
$302,500
Ryan J Blair
George E Walters
Deed
—
Dec 14, 2022
—
Lloyd R Sheets
Lloyd R Sheets
Deed
related
—
Oct 5, 2022
—
Mary Lamach
Mary Lamach
Deed
related
—
Sep 26, 2022
—
Franklin Todd Murphy
Franklin Todd Murphy
Deed
related
—
Aug 17, 2022
—
Karen C Clardy
B Allen Clardy JR
Deed
related
—
Jul 6, 2022
$350,000
Marty H Herndon
Jonathan Arden Argoe JR
Deed
—
May 19, 2022
—
William M Rogers
William M Rogers
Intrafamily Transfer
related
—
May 14, 2022
$346,000
F22 Investments LLC
Michael Troy Barber
Deed
—
Apr 20, 2022
$378,000
Gilsenan Lop Boat Slip LLC
William S Jones
Deed
—
Apr 19, 2022
$382,450
Walter B J Schuyler III
Cloverleaf Properties LLC
Deed
—
Apr 12, 2022
—
Michael Troy Barber
Richard N Madaris
Quitclaim Deed
related
—
Apr 12, 2022
$380,000
Richard N Madaris
Michael Troy Barber
Deed
—
Mar 3, 2022
$365,000
Nowell S Lesser
Joshua Brout Pollak
Deed
—
Mar 2, 2022
—
Ambrose L Schwallie
Ambrose L Schwallie
Deed
related
—
Feb 10, 2022
$370,000
Franklin Todd Murphy
J Mack Woods JR
Deed
—
Feb 4, 2022
$340,000
Madison Lansdowne LLC
Blairville LLC
Deed
—
Dec 30, 2021
—
Seaboard Development LLC
Amandag Williams
Deed
—
Dec 20, 2021
$380,000
Benjamin D Belue
Michael A Cress
Deed
—
Nov 23, 2021
$355,000
G4 Equities LLC
Julia Foster Krebs Haas
Deed
—
Oct 26, 2021
$350,000
Thomas D Carico
Carolyn H Williams
Deed
—
Sep 29, 2021
$330,000
Howard A Sullivan III
Randy F Kidd
Deed
—
Aug 18, 2021
$225,000
Marty H Herndon
Charles B Ridley JR
Deed
—
Aug 5, 2021
—
Goat Haven LLC
Robert A Limehouse IV
Quitclaim Deed
related
—
Aug 2, 2021
$200,000
Het Rental One LLC
Gary D Lauderdale
Deed
—
Jul 12, 2021
$175,000
Don Arthur Barber
Robert H Dowdeswell
Deed
—
May 25, 2021
$200,000
Dude And Daisy LLC
Marsha Elrod
Deed
—
May 25, 2021
—
Grace Luxury Properties LLC
—
Deed
related
$172,000 · The Bank Of South Carolina
May 18, 2021
—
James M Moore
Lea Stallworth Moore
Deed
related
—
May 12, 2021
$60,000
Robert A Limehouse IV
Joseph L Harrison
Deed
—
Apr 26, 2021
—
40 41st Ave Partners LLC
—
Deed
related
$201,600 · United Community Bank
Mar 30, 2021
$200,000
John F Marrs JR
Caroline W West
Deed
—
Mar 25, 2021
—
William E Cappelmann
William E Cappelmann
Deed
related
—
Mar 2, 2021
$252,000
40 41st Ave Partners LLC
Grace Luxury Properties LLC
Deed
—
Jan 20, 2021
$130,000
Patrick Oliver
Joel White
Grant Deed
$130,000 · Joel White
Jan 13, 2021
$175,000
Madison-lansdowne LLC
Blairville LLC
Grant Deed
—
Dec 17, 2020
—
& H LLC
Richard M Huston
Quitclaim Deed
related
—
Nov 6, 2020
$237,000
Anthony M Mermans
Family Fun Boat LLC
Grant Deed
—
Oct 3, 2020
$215,000
Grace Luxury Properties LLC
Christopher C Swain
Grant Deed
$172,000 · Bank Of Sc
Sep 3, 2020
—
Dock Unit A-02 LLC
John E JR
Grant Deed
related
—
Aug 10, 2020
—
Peter Vaccaro
—
Deed
related
$450,000 · Cnb Bk
Jun 18, 2020
$146,000
George Hogan
Wdyh C13 LLC
Grant Deed
—
Jun 17, 2020
$110,000
Cary Matheson
Someday Properties LLC
Grant Deed
$80,000 · Peoples Bk
Jun 2, 2020
—
Madaris Living Trust
Richard N Madaris
Quitclaim Deed
related
—
Jun 1, 2020
$46,000
Michael J Taylor
Joseph L Harrison
Quitclaim Deed
related
—
May 12, 2020
$127,000
Brett Kraeling
Ronald A Veith
Grant Deed
—
Mar 4, 2020
—
Family Fun Boat LLC
Michael J Baily
Quitclaim Deed
related
—
Feb 11, 2020
$65,000
Wallace S Bonds
Paula Urbano
Grant Deed
—
Feb 10, 2020
$125,000
Lloyd R Sheets
William B Tannehill
Warranty Deed
—
Dec 30, 2019
$135,000
Michael J Baily
Ernest Pruitt
Grant Deed
—
Dec 13, 2019
—
Cochrane,colvin R Living Trust
Cochrane Shirley J L/tr
Quitclaim Deed
related
—
Nov 5, 2019
$150,000
Michael E Lynch
Gordon W Richardson
Grant Deed
—
Oct 23, 2019
—
Camp,ernest III Trust
Elizabeth C Camp
Quitclaim Deed
related
—
Sep 17, 2019
$143,000
Rodney Butler
Iop Vacations LLC
Grant Deed
—
Aug 27, 2019
$125,000
Riley,kitty Trust
Petersen,arlen G
Grant Deed
—
Jul 31, 2019
$155,000
Barrier Island Boat Charters L
Blairville LLC
Grant Deed
—
Jul 31, 2019
—
Blairville LLC
Deporter,louis A & Patricia J
Quitclaim Deed
related
—
Jun 11, 2019
$155,000
Kevin J Keneally
Odare,james T
Grant Deed
—
May 23, 2019
—
Linda W Morris
Morris T Michael
Quitclaim Deed
related
—
May 2, 2019
$150,000
William E Cappelmann
Lowcountry Charter Svcs LLC
Grant Deed
—
Apr 26, 2019
—
Krebs-haas,julia F Trust
Krebs-haas,julia F
Quitclaim Deed
related
—
Apr 23, 2019
$120,000
John Loconte
Marchant,bristow
Grant Deed
—
Apr 1, 2019
$290,000
Lamach,mary Trust
Palmetto Family Holdings LLC
Grant Deed
—
Mar 18, 2019
$135,000
Bryan C Mitchell
Arthur & Katharine Wilcox Fam
Warranty Deed
—
Mar 8, 2019
$55,000
Douglas Harbin
Harrison,joseph L
Grant Deed
—
Feb 15, 2019
$150,000
Jared Bednar
Howard,rodney & April
Grant Deed
—
Jan 8, 2019
$325,000
William B Tannehill
Hecker,guy L JR
Warranty Deed
—
Dec 3, 2018
$149,000
John P Loconte
Vaccaro,peter
Grant Deed
—
Aug 10, 2018
—
Squish Included LLC
Naz,jan L & Paul A
Grant Deed
related
—
Jul 16, 2018
$100,000
Wasatch Capital LLC
Idle Ours Associates
Grant Deed
related
—
Jul 13, 2018
$140,000
Simple Investments LLC
East Islands LLC
Grant Deed
—
Jul 13, 2018
$2,520,000
Peter Vaccaro
Simple Investments LLC
Trust Deed
$1,800,000 · Cnb Bk
Jun 21, 2018
$115,000
Timothy J Keogh
Hamilton,patricia
Grant Deed
—
Jun 21, 2018
—
Patricia H Mcpherson
Mcpherson,george B JR
Quitclaim Deed
related
—
Jun 19, 2018
$125,000
Don Thompson
Goat Island Cottage LLC
Grant Deed
—
May 22, 2018
$385,000
Vicki A Brooks
Goat Island Cottage LLC
Grant Deed
$308,000 · Ameris Bk
Apr 12, 2018
$90,000
Echo-fore LLC
E-04 Virtual Real Estate LLC
Grant Deed
—
Apr 2, 2018
$139,500
Ambrose L Schwallie
Seuffert,richard J
Grant Deed
—
Mar 20, 2018
$123,600
Caroline W West
Snug Harbor Investments LLC
Grant Deed
—
Mar 14, 2018
$130,000
Gerard S Stelling JR
Crosby,charles E JR
Grant Deed
—
Mar 7, 2018
$120,000
Wdyh C13 LLC
Gwinn,john C JR
Grant Deed
—
Feb 8, 2018
$125,000
Amanda G Williams
Davis,gary
Grant Deed
—
Jan 24, 2018
$123,600
Susan A Butler
Snug Harbor Investments LLC
Grant Deed
—
Oct 5, 2017
$105,000
Ernest R Washburn IV
Straughn,clifton W
Grant Deed
—
Oct 3, 2017
—
Patricia H M Rudisill
Mcpherson George B JR
Grant Deed
related
—
Oct 3, 2017
$103,000
Christopher Keel
Reedy,michael T
Grant Deed
—
Sep 1, 2017
—
Lee R Perry JR
Perry,lee R JR
Quitclaim Deed
related
—
Sep 1, 2017
$91,200
Dock A-9 40 41st Ave LLC
Perry,lee R JR
Warranty Deed
—
Aug 9, 2017
$105,000
B Allen Clardy JR
Johnson,alfred R & Connie L
Grant Deed
—
Jul 11, 2017
$110,000
Julia F Krebs-haas
Ohanian David E & Mary K
Grant Deed
—
Jul 11, 2017
$105,000
Barbara D Flynn
Seymore,r Jeffrey & Cathy H
Grant Deed
—
Jun 16, 2017
$140,000
Johanna F Roboz
Palm Boulevard LLC
Grant Deed
—
Jun 8, 2017
$102,000
Someday Properties LLC
Haas,julia K
Grant Deed
—
Apr 24, 2017
$105,000
Joseph L Harrison
Thomas,kellie C
Grant Deed
$80,000 · Security Fed'l Bk
Mar 29, 2017
$170,500
Christopher C Swain
Wdyh Office LLC
Grant Deed
—
Nov 10, 2016
$102,000
William B Tannehill
Free Spirit Charters INC
Grant Deed
—
Sep 21, 2016
$200,000
Wdyh E-23 LLC
Lamach,michael W
Grant Deed
—
Sep 9, 2016
$100,000
Wdyh Office LLC
D & M Partners Of Yacht Hbr LLC
Grant Deed
—
Aug 22, 2016
$100,000
Stephen W Rainer
Robinson,william D III
Grant Deed
—
Aug 15, 2016
$115,000
Blairville LLC
Finch Living Trust
Grant Deed
—
Jul 22, 2016
$120,000
John C Gwinn JR
Palmetto Family Holdings LLC
Grant Deed
—
May 19, 2016
$92,000
J David Mccutchen
Coker,john W & Vanesha M
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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