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Property profile & analytics
OFF-MARKET
Estimated value
$16,055,000
Retail space
946 Orleans Rd Charleston, SC 29407-4815
Entity Owned
9-yr Hold
Free & Clear
Property ID
US77-3032659
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
59,348 SF
Lot
13.7 ac (596,772 SF)
APN
351-09-00-056
UPID
US77-3032659
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
-
Charleston Smiles Dental Office
-
West Ashley Shoppes Shopping Center & Mall
-
Grace Scoggins Hair Hair Salon
-
GALLERY | Anointed Blessings (Bike/Boat/Book/etc) Store Bakery
-
Appliances 4 Less Charleston Home Appliance Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$20.30M
Blend (final)
Blend
$16.06M
Owner & transaction history
Cr West Ashley LLC · 9 yrs held
Cr West Ashley LLC
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$22.9M
+70.3%
Commercial (general)
$20.5M
+52.7%
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 Charleston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charleston 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
RETAIL STORES
$13,440,000
Current use
OFFICE BUILDING
$22,885,000
Change: +70% · Conversion: Easy
COMMERCIAL (GENERAL)
$20,520,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$16.06M
Range $14.45M – $17.66M · ±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
$271 / 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
$310,333
Tax year 2023
Assessed value
$1,035,050
Assessed 2023
Previous assessed
$1,035,050
+0.0% YoY
Effective rate
29.98%
On assessed value
Land market value
$5,397,800
Improvement market value
$13,517,900
Total market value
$18,915,700
Applied tax rate
6.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
59,348 SF
Lot
13.7 ac (596,772 SF)
APN
351-09-00-056
UPID
US77-3032659
Jurisdiction
CHARLESTON
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$13.4M
OFFICE BUILDING
Est. value
$22.9M
COMMERCIAL (GENERAL)
Est. value
$20.5M
RETAIL STORES Current
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
1988
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
13.7 ac
Current owner
From public records · entity-resolved
Cr West Ashley LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1427 CLARKVIEW RD STE #500, BALTIMORE, MD 21209-0016
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2017
—
Cr West Ashley LLC
—
Grant Deed
related
$12,100,000 · Bb&t R/e Fndg
Oct 25, 2016
$17,300,000
Cr West Ashley LLC
T West Ashley Sc LLC
Grant Deed
—
Jan 5, 2016
$15,450,000
T West Ashley Sc LLC
946 Orleans Road Holdings LLC
Grant Deed
$12,000,000 · Goldman Sachs Bk USA
Oct 27, 2006
$23,430,000
Wa Shoppes LLC
W Ashley Shoppes LLC
Grant Deed
$20,500,000 · Cibc INC
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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