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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Medical Office Space
8609 Montague Ln Myrtle Beach, SC 29588-4504
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US77-1829608
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2007
Construction
CONCRETE
Total area
4,168 SF
Lot
0.51 ac (22,216 SF)
Zoning code
PUD
APN
458-03-03-0006
UPID
US77-1829608
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
-
Dr. Stephen J. Phillips, MD Ophthalmologist
-
Dr. Reinhardt H. Schindler, MD Ophthalmologist
-
East Coast Retina PA Medical Clinic Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$820k
Owner & transaction history
Ecr Properties LLC · 19 yrs held
Ecr Properties LLC
since 2007
3 recorded transactions
Zoning & alternative use
PUD · Myrtle Beach, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ct Conservation LM Light Manufacturing District Industrial C-6 Urban Village District Mixed-use MP Medical/Professional District Commercial MU-M Mixed Use, Medium Density Mixed-use MU-H Mixed Use, High Density Mixed-use PUD Planned Unit Development Other PRC Parks, Recreation and Conservation District Conservation RDZ Redevelopment District Zone Floating WM…
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
5,329.29 ac
Source
code of ordinances
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 Myrtle Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Myrtle Beach 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%
$1,040,000
6.5%
$960,000
7%
$890,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,255,000
Current use
Blend value · Realmo final
$820k
Range $738k – $902k · ±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
$197 / 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
Assessed value
$44,718
Assessed 2023
Assessed land
$5,280
Assessed improvement
$39,438
Land market value
$88,000
Improvement market value
$657,300
Total market value
$745,300
Applied tax rate
630.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
SOLAR
Cooling
CENTRAL
Total area
4,168 SF
Lot
0.51 ac (22,216 SF)
Zoning code
PUD
APN
458-03-03-0006
UPID
US77-1829608
Jurisdiction
HORRY
Zoning & alternative use
PUD · Myrtle Beach, SCZoning PUD · permitted uses
PUD · Myrtle Beach, SC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ct Conservation LM Light Manufacturing District Industrial C-6 Urban Village District Mixed-use MP Medical/Professional District Commercial MU-M Mixed Use, Medium Density Mixed-use MU-H Mixed Use, High Density Mixed-use PUD Planned Unit Development Other PRC Parks, Recreation and Conservation District Conservation RDZ Redevelopment District Zone Floating WM Wholesale/Manufacturing District Industrial 1402.A C-6 Urban Village District. The
Zone name
Planned Unit Development
General category
PLANNED_DEVELOPMENT
Zone area
5,329.29 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.3M
MEDICAL BUILDING Current
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
2007
Construction
CONCRETE
Heating
SOLAR
Cooling
Yes
Lot
0.51 ac
Current owner
From public records · entity-resolved
Ecr Properties LLC
Entity
Mailing address
8609 MONTAGUE LN, MYRTLE BEACH, SC 29588-4504
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2007
$194,000
Ecr Properties LLC
Vfp LLC
Grant Deed
$194,000 · Conway Nat'l Bk
Apr 20, 2005
—
Vfp LLC
Queens Harbour Associates LLC
Grant Deed
related
—
—
—
Ecr Properties LLC
—
Deed Of Trust
related
$726,000 · Coastal Fed'l 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.
Try Rey
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