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774 S Shelmore Blvd,Unit 102, Mount Pleasant, SC 29464
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Property summary
AI-generated overview
This exceptional Class A executive office suite, totaling 6,572 square feet, is available for sublease at 774 S Shelmore Blvd in Mount Pleasant, South Carolina. Located within The Shelmore, a vibrant office and retail campus, this space offers immediate occupancy in a prime location. The suite is part of a larger 48,469 square foot building constructed in 2002 and zoned AB- Areawide Business (APN: 514-00-00-161, Charleston County). The property boasts ample parking for tenants and visitors. The sublease term has approximately 2.75 years remaining, expiring November 1, 2026. The full-service lease rate includes all utilities and services except for tenant-specific data and telecommunications costs. The Shelmore campus offers a wealth of convenient amenities, including Second State Coffee, Langdon's, Wood & Grain, Playa Bowls, Tierra Al Mar, and Pilates of Charleston, enhancing the work environment and providing numerous options for employees. This is a multi-tenant building offering a dynamic and convenient work setting in the heart of Mount Pleasant (zip code 29464).
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
14,649 SF
Lot
7.65 ac (333,234 SF)
APN
514-00-00-161
UPID
US77-1431116
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Real Estate Agency
-
Real Estate Agency
-
Medical Clinic
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.78M
Blend (final)
Blend
$7.78M
Owner & transaction history
since 2019
6 recorded transactions
Zoning & alternative use
Top alternative use upside
Restaurant
$11.9M
+53.0%
Commercial (general)
$8.6M
+9.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.78M
Value range
$7.00M – $8.56M
±10% around blend
Estimated value / SF
$531 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
30
$7.00M
blend $7.78M
$8.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,649 SF
Lot area
7.65 ac
Year built
2002
Stories
2
APN
514-00-00-161
Annual tax
$24,191
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.82M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.2 mi away · 14,268 SF
3.3 mi away · 12,114 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.78M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 93 sales
$531
+0%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $531/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+53%
vs current-use indication
Commercial (general)
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
Not available
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.78M
Move the market yield to see immediate price impact.
Value / SF
$531
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$490k
$9.80M
$7.00M
$5.45M
$545k
$10.89M
$7.78M
$6.05M
$599k
$11.98M
$8.56M
$6.66M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$6.15M
0.4 mi · Mar 2026 · $400/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$24,191
Tax year 2023
Previous assessed
$352,000
Land market value
$5,000,000
Improvement market value
$5,400,000
Total market value
$10,400,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2002
Heating
FORCED AIR
Stories
2
Total area
14,649 SF
Lot
7.65 ac (333,234 SF)
APN
514-00-00-161
UPID
US77-1431116
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Heating
FORCED AIR
Stories
2
Lot
7.65 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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