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Property profile & analytics
OFF-MARKET
Estimated value
$2,740,000
Office buildings
515 Carnes Xing Blvd Ste A Summerville, SC 29486-0412
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US77-2344657
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
10,341 SF
Lot
1.15 ac (50,094 SF)
Zoning code
GOOSE CREEK - PD
APN
222-00-00-177
UPID
US77-2344657
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
-
CORA Physical Therapy Carnes Crossroads Medical Clinic
-
Physicians Footcare Physician
-
Palmetto Eye Institute Doctor Ophthalmology Clinic
-
Dr. Prat Itharat, MD Ophthalmologist
-
Next Step Insoles & Shoes Summerville Medical Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.27M
Comparable Approach
Comparable
$3.10M
Blend (final)
Blend
$2.74M
Owner & transaction history
Iris Ventures LLC · 9 yrs held
Iris Ventures LLC
since 2016
2 recorded transactions
Zoning & alternative use
GOOSE CREEK - PD · Summerville, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+41.9%
Commercial (general)
$3.4M
+24.2%
Neighborhood: shopping center
$2.9M
+6.2%
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 Summerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Summerville 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%
$2,460,000
6.5%
$2,270,000
7%
$2,110,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,765,000
Current use
RESTAURANT
$3,925,000
Change: +42% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,435,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,935,000
Change: +6% · Conversion: Difficult
MEDICAL BUILDING
$2,905,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,270,000
Change: -18% · Conversion: Difficult
RETAIL STORES
$2,235,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.74M
Range $2.47M – $3.01M · ±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
$265 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$38,795
Tax year 2022
Assessed value
$126,574
Assessed 2022
Previous assessed
$126,570
+0.0% YoY
Effective rate
30.65%
On assessed value
Assessed land
$27,772
Assessed improvement
$98,802
Land market value
$549,800
Improvement market value
$1,646,700
Total market value
$2,196,500
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
2018
Heating
NONE
Total area
10,341 SF
Lot
1.15 ac (50,094 SF)
Zoning code
GOOSE CREEK - PD
APN
222-00-00-177
UPID
US77-2344657
Jurisdiction
BERKELEY
Zoning & alternative use
GOOSE CREEK - PD · Summerville, SCZoning GOOSE CREEK - PD · permitted uses
GOOSE CREEK - PD · Summerville, SC
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
OFFICE BUILDING Current
Est. value
$2.8M
RESTAURANT
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2018
Heating
NONE
Lot
1.15 ac
Current owner
From public records · entity-resolved
Iris Ventures LLC
Entity
Mailing address
1775 PIERCE ST, DANIEL ISLAND, SC 29492-8476
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2016
$429,525
Iris Ventures LLC
Carnes Crossroads Associates LLC
Limited Warranty Deed
$2,337,500 · Ameris Bank
May 11, 2016
—
Carnes Crossroads Associates LLC
—
Deed
related
$9,350,000 · National Bank Of South Carolina
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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