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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Office buildings
452 Upchurch Ln Walterboro, SC 29488-8331
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US77-1247925
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
4,496 SF
Lot
3.2 ac (139,392 SF)
Zoning code
UD
APN
146-00-00-177.000
UPID
US77-1247925
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
-
Compass South Forestry Forestry Service
-
Compass South Land Sales Real Estate Agency
-
Timber Rock Investments Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$738k
Blend (final)
Blend
$535k
Owner & transaction history
Avant & Mcmillan LLC · 14 yrs held
Avant & Mcmillan LLC
since 2012
6 recorded transactions
Zoning & alternative use
UD · Walterboro, SC
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 Walterboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Walterboro 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
by Request
ML approach
$330,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±10%
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
$119 / 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
$6,479
Tax year 2023
Assessed value
$315,000
Assessed 2023
Previous assessed
$315,000
+0.0% YoY
Effective rate
2.06%
On assessed value
Assessed land
$160,000
Assessed improvement
$155,000
Land market value
$160,000
Improvement market value
$155,000
Total market value
$315,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Heating
NONE
Total area
4,496 SF
Lot
3.2 ac (139,392 SF)
Zoning code
UD
APN
146-00-00-177.000
UPID
US77-1247925
Jurisdiction
COLLETON
Zoning & alternative use
UD · Walterboro, SCZoning UD · permitted uses
UD · Walterboro, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Lot
3.2 ac
Current owner
From public records · entity-resolved
Avant & Mcmillan LLC
Entity
Mailing address
PO BOX 1766, WALTERBORO, SC 29488-0017
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
—
Avant & Mcmillan LLC
—
Deed
related
$502,500 · Enterprise Bank Of Sc
May 23, 2016
—
Avant & Mcmillan LLC
—
Deed
related
$415,925 · Enterprise Bk/sc
May 14, 2012
—
Avant & Mcmillan LLC
Am Investment Group LLC
Grant Deed
related
—
Nov 30, 2007
—
Marvin C Jones
Jsd Investment Group LLC
Grant Deed
$216,000 · Branch Banking And Trust Co
Nov 30, 2007
$441,000
Travis L Avant
Stephens,christy S
Grant Deed
—
—
—
Avant & Mcmillan LLC
—
Loan Modification
related
$415,925 · Enterprise Bk/sc
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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