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Property profile & analytics
OFF-MARKET
Estimated value
$82,500,000
Investment properties
405 College Ave Clemson, SC 29631-2918
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US77-0973453
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1984
Construction
FRAME
Total area
185,383 SF
Lot
2.52 ac (109,771 SF)
Zoning code
GENERAL COMMERCIAL DIST
APN
4044-16-83-0566
UPID
US77-0973453
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
-
Solshine Yoga, LLC Gym & Fitness Center
-
Bixby on College Apartment Complex
-
East Coast Wings & Grill Restaurant
-
Romeo's Pizza Restaurant Take-out & Catering
-
University nails spa Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$82.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$82.50M
Owner & transaction history
Gdcb Clemson Propco LLC · 1 yrs held
Gdcb Clemson Propco LLC
since 2024
Last sale
$82.5M
7 recorded transactions
Zoning & alternative use
GENERAL COMMERCIAL DIST · Clemson, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$51.2M
+123.4%
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 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
$82,500,000
ML approach
$82,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$51,165,000
Change: +123% · Conversion: Difficult
Blend value · Realmo final
$82.50M
Range $74.25M – $90.75M · ±10% · vs last sale $82.50M (Aug 13 2024)
Last sale anchor
$82.50M
Aug 13 2024
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
$445 / 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
$568,619
Tax year 2023
Assessed value
$3,824,120
Assessed 2023
Previous assessed
$180,000
+2,024.5% YoY
Effective rate
14.87%
On assessed value
Assessed land
$180,000
Assessed improvement
$3,644,120
Land market value
$3,000,000
Improvement market value
$60,735,200
Total market value
$63,735,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
6
Rooms
14
Total area
185,383 SF
Lot
2.52 ac (109,771 SF)
Zoning code
GENERAL COMMERCIAL DIST
APN
4044-16-83-0566
UPID
US77-0973453
Jurisdiction
PICKENS
Zoning & alternative use
GENERAL COMMERCIAL DIST · Clemson, SC
Zoning GENERAL COMMERCIAL DIST · permitted uses
GENERAL COMMERCIAL DIST · Clemson, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clemson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$51.2M
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
1984
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
6
Buildings
2
Rooms
14
Lot
2.52 ac
Current owner
From public records · entity-resolved
Gdcb Clemson Propco LLC
Entity
Mailing address
405 COLLEGE AVE, CLEMSON, SC 29631-2918
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2024
$82,500,000
Gdcb Clemson Propco LLC
Gd Clemson LLC
Special Warranty Deed
$127,175,000 · Forethought Life Insurance
Aug 13, 2024
—
Gdcb Clemson Propco LLC
Gd Clemson LLC
Quit Claim Deed
related
—
Nov 24, 2020
—
Gd Clemson LLC
—
Deed
related
$35,000 · Rockland Trust Co
Oct 17, 2019
$7,350,000
Gd Clemson LLC
Restaurant Corp Of Clemson INC
Grant Deed
—
—
—
Restaurant Corp Of Clemson INC
—
Deed Of Trust
related
$1,615,000 · Branch Bk&tr
—
—
Restaurant Corp Of Clemson INC
—
Deed Of Trust
related
$1,938,230 · Park Sterling Bank
—
—
Restaurant Corp Of Clemson INC
—
Deed Of Trust
related
$1,938,230 · Park Sterling 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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