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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
High-rise multifamily apartments
90 Big Blf Rda, Bluffton, SC 29910-6901
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US77-3084832
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1969
Total area
2,142 SF
Zoning code
4116
APN
R600 038 000 016B 0001
UPID
US77-3084832
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
$688k
Blend (final)
Blend
$770k
Owner & transaction history
Be Holdco LLC · 5 yrs held
Be Holdco LLC
since 2020
Last sale
$775,000
7 recorded transactions
Zoning & alternative use
4116 · Bluffton, SC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$730,000
+113.3%
Office building
$630,000
+83.8%
Commercial (general)
$555,000
+61.2%
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 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
$920,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$730,000
Change: +113% · Conversion: Difficult
OFFICE BUILDING
$630,000
Change: +84% · Conversion: Moderate
COMMERCIAL (GENERAL)
$555,000
Change: +61% · Conversion: Moderate
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $775k (Oct 22 2020)
Last sale anchor
$775k
Oct 22 2020
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
$359 / 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
$7,865
Tax year 2023
Assessed value
$32,130
Assessed 2023
Previous assessed
$32,130
+0.0% YoY
Effective rate
24.48%
On assessed value
Improvement market value
$535,500
Total market value
$535,500
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1969
Heating
NONE
Total area
2,142 SF
Zoning code
4116
APN
R600 038 000 016B 0001
UPID
US77-3084832
Jurisdiction
BEAUFORT
Zoning & alternative use
4116 · Bluffton, SC
Zoning 4116 · permitted uses
4116 · 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
AUTO REPAIR, GARAGE
Est. value
$730,000
OFFICE BUILDING
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$555,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1969
Heating
NONE
Current owner
From public records · entity-resolved
Be Holdco LLC
Entity
Mailing address
10 GARVEY CT, BLUFFTON, SC 29910-8039
Ownership since
2020
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
Oct 22, 2020
$775,000
Be Holdco LLC
James W Mcintire JR.
Warranty Deed
—
Jul 9, 2015
—
James W Mcintire JR
Mcintire Sue M
Quit Claim Deed
related
—
Aug 8, 2005
$586,000
James W Mcintire JR.
Rogers,elizabeth M
Warranty Deed
$391,000 · First Bank Mortgage
Jul 8, 2005
—
Lucy M Hitch
Mcintire,james W
Grant Deed
related
—
—
—
Mcintire Sue M
—
Deed Of Trust
related
$373,000 · Palmetto State Bank
—
—
Be Holdco LLC
—
Deed Of Trust
related
$1,500,000 · United Cmnty Bk
—
—
James W Mcintire JR.
—
Deed Of Trust
related
$402,000 · Palmetto State Bank
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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