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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Bed & breakfasts
46 State St Charleston, SC 29401-2820
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US77-1228648
Property profile
Verified
Property type
Bed & breakfasts
Use group
BED & BREAKFAST
Year built
1817
Total area
1,406 SF
Lot
0.02 ac (871 SF)
APN
458-09-01-144
UPID
US77-1228648
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
-
Epting & Rannik, LLC Law Firm
-
bennet hotel Hotel & Motel
-
Dr. John F. Abess, MD Physician
-
Charleston Culinary Tours Travel Agency Tour Operator
-
Baxter Interior Design Interior Design Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$945k
Owner & transaction history
Thomas Michael Johnson · 3 yrs held
Thomas Michael Johnson
since 2022
Last sale
$755,000
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 Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charleston 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
$935,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,500,000
Current use
COMMERCIAL (GENERAL)
$1,215,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10% · vs last sale $755k (Oct 18 2022)
Last sale anchor
$755k
Oct 18 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
$672 / 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
$13,181
Tax year 2023
Assessed value
$47,610
Assessed 2023
Previous assessed
$47,610
+0.0% YoY
Effective rate
27.69%
On assessed value
Land market value
$877,019
Improvement market value
$211,400
Total market value
$1,088,419
Applied tax rate
7.0000
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
Bed & breakfasts
Use group
BED & BREAKFAST
Status
Off-Market
Year built
1817
Heating
HEAT PUMP
Cooling
YES
Stories
2
Bathrooms
3
Total area
1,406 SF
Lot
0.02 ac (871 SF)
APN
458-09-01-144
UPID
US77-1228648
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
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.2M
HOTEL/MOTEL Current
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
1817
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Bathrooms
3
Lot
0.02 ac
Current owner
From public records · entity-resolved
Thomas Michael Johnson
Individual
Mailing address
PO BOX 38, EDGARTOWN, MA 02539-0038
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
Oct 18, 2022
—
Thomas Michael Johnson
Thomas M Johnson
Intrafamily Transfer
related
—
Nov 19, 2007
$755,000
Thomas M Johnson
Mercer,lee W
Grant Deed
$417,000 · Rmc Vanguard Mortgage Corp
May 19, 2005
$700,000
Lee W Mercer
Krehbiel Reba G Trust
Grant Deed
$559,900 · Bank Of America
Sep 23, 1999
$262,000
Reba G Krehbiel
—
Grant Deed
related
—
—
—
Thomas M Johnson
—
Deed Of Trust
related
$240,325 · Quicken Lns
—
—
Krehbiel Reba G Trust
—
Deed Of Trust
related
$272,000 · Bank Of America
—
—
Sharon Johnson
—
Deed Of Trust
related
$369,650 · Citimortgage INC
—
—
Thomas M Johnson
—
Deed Of Trust
related
$417,000 · Rmc Vanguard Mortgage Corp
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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