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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Turn key restaurants
831 Parris Is Gtwy Beaufort, SC 29906-6933
Entity Owned
Free & Clear
Property ID
US77-1442627
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2012
Total area
3,025 SF
Lot
0.35 ac (15,246 SF)
Zoning code
4111
APN
R112 034 000 0108 0000
UPID
US77-1442627
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
-
Fat Patties Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$777k
Blend (final)
Blend
$775k
Owner & transaction history
Sweet Carolinas Holdings LLC
Sweet Carolinas Holdings LLC
since 2026
7 recorded transactions
Zoning & alternative use
4111 · Beaufort, 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 Beaufort submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beaufort 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
RESTAURANT
$1,085,000
Current use
AUTO REPAIR, GARAGE
$1,035,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$256 / 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
$10,048
Tax year 2023
Assessed value
$33,910
Assessed 2023
Previous assessed
$30,670
+10.6% YoY
Effective rate
29.63%
On assessed value
Land market value
$126,800
Improvement market value
$438,400
Total market value
$565,200
Applied tax rate
112.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2012
Heating
NONE
Stories
1
Rooms
6
Total area
3,025 SF
Lot
0.35 ac (15,246 SF)
Zoning code
4111
APN
R112 034 000 0108 0000
UPID
US77-1442627
Jurisdiction
BEAUFORT
Zoning & alternative use
4111 · Beaufort, SC
Zoning 4111 · permitted uses
4111 · Beaufort, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beaufort. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RESTAURANT Current
AUTO REPAIR, GARAGE
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
2012
Heating
NONE
Stories
1
Rooms
6
Lot
0.35 ac
Current owner
From public records · entity-resolved
Sweet Carolinas Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
195 WHITE OAKS CIR, BLUFFTON, SC 29910-5721
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 9, 2026
—
Sweet Carolinas Holdings LLC
Nicholas F Borreggine
Deed
related
—
Nov 19, 2025
—
Sweet Carolinas Holdings LLC
Nicholas F Borreggine
Deed
related
—
Nov 30, 2021
—
Sweet Carolinas LLC
—
Deed
related
$272,000 · Palmetto State Bank
Jan 8, 2013
—
Sweet Carolinas LLC
Borreggine,nicholas F & Michele E
Warranty Deed
$312,000 · Coastal States Bank
Jul 21, 2011
$168,000
Nicholas F Borreggine
Lanier,pauline V
Grant Deed
$126,000 · Bankmeridian NA
Jul 15, 2011
—
Pauline V Lanier
Verhaeghe Virginia W
Grant Deed
—
Oct 25, 2005
—
Virginia Verhaeghe
Verhaeghe,arthur P
Quit Claim Deed
—
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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