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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
High-rise multifamily apartments
44 Colleton Riv Dr Bluffton, SC 29910-6314
Individually Owned
4-yr Hold
Free & Clear
Property ID
US77-0410589
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
2000
Total area
3,354 SF
Lot
0.39 ac (16,988 SF)
Zoning code
6116
APN
R600 025 00B 0082 0000
UPID
US77-0410589
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.08M
Owner & transaction history
Brian D Boyse · 4 yrs held
Brian D Boyse
since 2022
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
6116 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+113.3%
Office building
$985,000
+83.8%
Commercial (general)
$865,000
+61.2%
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
$1,080,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,145,000
Change: +113% · Conversion: Difficult
OFFICE BUILDING
$985,000
Change: +84% · Conversion: Moderate
COMMERCIAL (GENERAL)
$865,000
Change: +61% · Conversion: Moderate
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±10% · vs last sale $1.35M (Dec 18 2025)
Last sale anchor
$1.35M
Dec 18 2025
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
$322 / 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
$16,226
Tax year 2023
Assessed value
$66,200
Assessed 2023
Previous assessed
$28,010
+136.3% YoY
Effective rate
24.51%
On assessed value
Land market value
$105,000
Improvement market value
$998,400
Total market value
$1,103,400
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
2000
Heating
NONE
Stories
1
Rooms
6
Bathrooms
5
Total area
3,354 SF
Lot
0.39 ac (16,988 SF)
Zoning code
6116
APN
R600 025 00B 0082 0000
UPID
US77-0410589
Jurisdiction
BEAUFORT
Zoning & alternative use
6116 · Bluffton, SC
Zoning 6116 · permitted uses
6116 · 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
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$985,000
COMMERCIAL (GENERAL)
Est. value
$865,000
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
Year built
2000
Heating
NONE
Stories
1
Rooms
6
Bathrooms
5
Lot
0.39 ac
Current owner
From public records · entity-resolved
Brian D Boyse
Individual
Free & Clear · 4 yrs held
Mailing address
44 COLLETON RIV DR, BLUFFTON, SC 29910-6314
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2022
$1,150,000
Brian D Boyse
David Allan Duncan
Warranty Deed
—
Jan 11, 2021
$640,000
David A Duncan
Graasp Holdings INC
Warranty Deed
—
Jan 4, 2021
$640,000
David A Duncan
Graasp Holdings INC
Warranty Deed
—
Jul 6, 2010
$725,000
Graasp Holdings INC
Adams,william F & Cynthia M
Grant Deed
—
—
—
William F Adams
—
Deed Of Trust
related
$620,000 · Citimortgage INC
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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