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Property profile & analytics
OFF-MARKET
Estimated value
$3,000,000
Office buildings
960 Houston Northcutt Blvd Mount Pleasant, SC 29464-3447
Entity Owned
13-yr Hold
Free & Clear
Property ID
US77-1497261
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Total area
3,395 SF
Lot
0.87 ac (37,897 SF)
APN
517-00-00-028
UPID
US77-1497261
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
-
Chase ATM Atm
-
Chase Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.00M
Blend (final)
Blend
$3.00M
Owner & transaction history
Varn Family Inv Group LLC · 13 yrs held
Varn Family Inv Group LLC
since 2013
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+9.9%
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 Mount Pleasant submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Pleasant 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
OFFICE BUILDING
$1,805,000
Current use
COMMERCIAL (GENERAL)
$1,980,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$3.00M
Range $2.70M – $3.30M · ±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
$884 / 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
$38,693
Tax year 2023
Assessed value
$160,050
Assessed 2023
Previous assessed
$160,050
+0.0% YoY
Effective rate
24.18%
On assessed value
Land market value
$1,423,800
Improvement market value
$1,243,700
Total market value
$2,667,500
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1984
Heating
HEAT PUMP
Stories
1
Total area
3,395 SF
Lot
0.87 ac (37,897 SF)
APN
517-00-00-028
UPID
US77-1497261
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
OFFICE BUILDING Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING Current
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
1984
Heating
HEAT PUMP
Stories
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Varn Family Inv Group LLC
Entity
Free & Clear · 13 yrs held
Mailing address
1866 RAOUL WALLENBERG BLVD, CHARLESTON, SC 29407-3545
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2020
—
Varn Fam Invs Grp LLC
—
Deed
related
$1,814,000 · United Cmnty Bk
Aug 23, 2019
—
Varn Fam Invs Grp LLC
—
Deed
related
$650,000 · Pinnacle Bk
Jun 25, 2013
$1,467,151
Varn Family Inv Group LLC
Hardees Restaurants LLC
Grant Deed
—
Apr 24, 2013
—
Hardees Restaurants LLC
Hardees Food Systems LLC
Quit Claim Deed
related
—
Dec 30, 2010
—
Hardees Food Systems INC
—
Deed Of Trust
related
$200,000,000 · Morgan Stanley Senior Funding
Jun 18, 2002
—
Hardees Food Systems INC
—
Grant Deed
related
—
—
—
Varn Fam Invs Grp LLC
—
Deed Of Trust
related
$650,000 · Pinnacle Bk
—
—
Varn Fam Invs Grp LLC
—
Deed Of Trust
related
$1,814,000 · United Cmnty Bk
—
—
Varn Fam Invs Grp LLC
—
Deed Of Trust
related
$1,814,000 · United Cmnty 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.
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