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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Retail space
48 Cecil Reynolds Dr Bluffton, SC 29910
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US77-0558412
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Total area
6,100 SF
Lot
9.2 ac (400,752 SF)
Zoning code
6616
APN
R600 021 000 015J 0000
UPID
US77-0558412
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
$1.37M
Blend (final)
Blend
$1.38M
Owner & transaction history
Exodus Ent LLC · 7 yrs held
Exodus Ent LLC
since 2019
7 recorded transactions
Zoning & alternative use
6616 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+115.6%
Auto repair, garage
$2.1M
+104.9%
Office building
$1.8M
+76.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,015,000
Current use
RESTAURANT
$2,195,000
Change: +116% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,085,000
Change: +105% · Conversion: Difficult
OFFICE BUILDING
$1,795,000
Change: +77% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,575,000
Change: +55% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$975,000
Change: -4% · Conversion: Difficult
WAREHOUSE, STORAGE
$835,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±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
$225 / 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
$22,810
Tax year 2023
Assessed value
$74,990
Assessed 2023
Previous assessed
$65,210
+15.0% YoY
Effective rate
30.42%
On assessed value
Land market value
$1,610,000
Improvement market value
$549,800
Total market value
$2,159,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Heating
NONE
Total area
6,100 SF
Lot
9.2 ac (400,752 SF)
Zoning code
6616
APN
R600 021 000 015J 0000
UPID
US77-0558412
Jurisdiction
BEAUFORT
Zoning & alternative use
6616 · Bluffton, SC
Zoning 6616 · permitted uses
6616 · 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
RETAIL STORES Current
Est. value
$1.0M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$835,000
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2003
Heating
NONE
Lot
9.2 ac
Current owner
From public records · entity-resolved
Exodus Ent LLC
Entity
Free & Clear · 7 yrs held
Mailing address
52 CECIL REYNOLDS DR, BLUFFTON, SC 29910-5109
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2023
—
1 Corp
—
Deed
related
$1,510,035 · United Commerce Bank
Feb 20, 2019
—
Exodus Ent LLC
Stricklin,malcolm M & Lois C
Correction Deed
related
—
Jul 3, 2018
—
Rob A Matthews JR
—
Deed
related
$1,044,724 · United Community Bank
Dec 16, 2016
—
Rob A Matthews JR
—
Deed
related
$1,120,500 · First South Bk
Jan 14, 2014
$550,000
F&c Of Aiken LLC
Rob A Matthews JR
Limited Warranty Deed
$2,512,000 · First Neighborhood Bank
Mar 9, 2006
—
Rob A Matthews JR.
—
Trustees Deed
related
$225,000 · First South Bank
Oct 31, 2005
—
Rob A Matthews JR.
—
Trustees Deed
related
$175,000 · First South Bank
Jul 21, 2005
$400,000
Rob A Matthews JR.
Stricklin,malcolm M & Lois C
Grant Deed
—
—
—
Rob A Matthews JR.
—
Deed Of Trust
related
$987,181 · First South Bank
—
—
Rob A Matthews JR.
—
Deed Of Trust
related
$185,000 · Bankmeridian NA
—
—
Rob A Matthews JR
—
Deed Of Trust
related
$1,120,500 · First South Bk
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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