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Property profile & analytics
OFF-MARKET
Estimated value
$4,010,000
Sports & entertainment properties
995 Bulls Bay Blvd Mount Pleasant, SC 29429-6191
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US77-2790523
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2003
Total area
20,199 SF
Lot
360.79 ac (15,716,012 SF)
APN
632-00-00-025
UPID
US77-2790523
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
$7.67M
Blend (final)
Blend
$4.01M
Owner & transaction history
Aer LLC · 18 yrs held
Aer LLC
since 2008
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$10.7M
+232.5%
Commercial (general)
$9.4M
+190.5%
Retail stores
$6.9M
+115.1%
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
$10,725,000
Change: +233% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,370,000
Change: +191% · Conversion: Difficult
RETAIL STORES
$6,940,000
Change: +115% · Conversion: Difficult
Blend value · Realmo final
$4.01M
Range $3.61M – $4.41M · ±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
$199 / 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
$87,102
Tax year 2023
Assessed value
$324,000
Assessed 2023
Previous assessed
$324,000
+0.0% YoY
Effective rate
26.88%
On assessed value
Land market value
$2,115,000
Improvement market value
$3,285,000
Total market value
$5,400,000
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
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2003
Heating
HEAT PUMP
Stories
1
Total area
20,199 SF
Lot
360.79 ac (15,716,012 SF)
APN
632-00-00-025
UPID
US77-2790523
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
Est. value
$10.7M
COMMERCIAL (GENERAL)
Est. value
$9.4M
RETAIL STORES
Est. value
$6.9M
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
2003
Heating
HEAT PUMP
Stories
1
Lot
360.79 ac
Current owner
From public records · entity-resolved
Aer LLC
Entity
Mailing address
PO BOX 973, CHARLESTON, SC 29402-0973
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2024
—
Seewee Bay Company LLC
—
Deed
related
—
Nov 21, 2008
—
Seewee Bay Co LLC
—
Deed Of Trust
related
$16,000,000 · Bank Of America
Feb 19, 2008
$4,003,093
Aer LLC
Raffaelli,john D
Grant Deed
—
Feb 19, 2008
—
Aer LLC
T-town Hotel INC
Quit Claim Deed
related
—
May 19, 2004
—
Seewee Bay Co LLC
—
Deed Of Trust
related
$24,500,000 · Regions Bank
Dec 31, 2003
$3,580,073
John D Raffaelli
—
Grant Deed
related
—
Oct 6, 2003
—
Seewee Bay Co LLC
—
Grant Deed
related
—
Feb 25, 2002
$130,035
Seewee Bay Co LLC
—
Grant Deed
—
Apr 27, 2001
$4,500,000
Asset Preservation Tr
—
Grant Deed
related
—
Oct 29, 1999
$3,500,000
Seewee Bay Co LLC
—
Grant Deed
related
—
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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