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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Investment properties
420 Simpson Rd 25, Anderson, SC 29621-1009
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US77-2114587
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1994
Total area
4,347 SF
Lot
0.69 ac (29,841 SF)
APN
148-30-01-016
UPID
US77-2114587
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
-
Suds-Pro Mobile Detailing Car Wash
-
Turtle Trace Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
$835k
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$965k
Owner & transaction history
C P Properties LLC · 4 yrs held
C P Properties LLC
since 2022
Last sale
$960,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$695,000
+18.6%
Office building
$655,000
+12.1%
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 Anderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Anderson 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
$960,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
$905,000
6.5%
$835,000
7%
$775,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$585,000
Current use
RETAIL STORES
$695,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$655,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $960k (May 13 2022)
Last sale anchor
$960k
May 13 2022
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
$222 / 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
$7,516
Tax year 2023
Assessed value
$28,650
Assessed 2023
Previous assessed
$8,660
+230.8% YoY
Effective rate
26.23%
On assessed value
Assessed land
$2,010
Assessed improvement
$26,640
Total market value
$477,534
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
1994
Heating
NONE
Total area
4,347 SF
Lot
0.69 ac (29,841 SF)
APN
148-30-01-016
UPID
US77-2114587
Jurisdiction
ANDERSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$585,000
RETAIL STORES
Est. value
$695,000
OFFICE BUILDING
Est. value
$655,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1994
Heating
NONE
Lot
0.69 ac
Current owner
From public records · entity-resolved
C P Properties LLC
Entity
Mailing address
21 HARCOURT DR, GREENVILLE, SC 29601-1610
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2022
$960,000
C P Properties LLC
Infinite LLC
Deed
$880,000 · Southern First Bank NA
Feb 28, 2020
—
Infinite LLC
—
Deed
related
$1,500,000 · First Piedmont Fed'l S&l Assn
Mar 24, 2009
—
Infinite LLC
Merlo,christopher J & Karen N
Grant Deed
related
—
Jul 24, 2007
—
Infinite LLC
Merlo,christopher J & Karen N
Grant Deed
related
—
Jun 15, 2007
$175,280
Christopher J Merlo
Williams,kenneth T
Grant Deed
$250,700 · Grandsouth Bank
—
—
Infinite LLC
—
Deed Of Trust
related
$1,237,500 · First Piedmont Fed'l S&l
—
—
Infinite LLC
—
Deed Of Trust
related
$1,500,000 · First Piedmont Fed'l S&l Assn
—
—
Infinite LLC
—
Deed Of Trust
related
$368,000 · Grandsouth 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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