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Property profile & analytics
OFF-MARKET
Estimated value
$8,620,000
Commercial real estate
Andell Blf Blvd, Seabrook Island, SC 29455
Entity Owned
5-yr Hold
Free & Clear
Property ID
US77-2239715
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Year built
1991
Total area
10,778 SF
APN
204-00-00-124
UPID
US77-2239715
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
$6.33M
Blend (final)
Blend
$8.62M
Owner & transaction history
Bohicket Creek Investors LLC · 5 yrs held
Bohicket Creek Investors LLC
since 2021
Last sale
$10.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.8M
+21.2%
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 Seabrook Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Seabrook Island 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
COMMERCIAL (GENERAL)
$7,225,000
Current use
RESTAURANT
$8,760,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$8.62M
Range $7.76M – $9.48M · ±10% · vs last sale $10.22M (Feb 26 2021)
Last sale anchor
$10.22M
Feb 26 2021
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
$800 / 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
$27,332
Tax year 2023
Assessed value
$117,490
Assessed 2023
Previous assessed
$117,490
+0.0% YoY
Effective rate
23.26%
On assessed value
Land market value
$600,000
Improvement market value
$1,475,000
Total market value
$2,075,000
Applied tax rate
5.0000
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
1991
Heating
HEAT PUMP
Stories
2
Total area
10,778 SF
APN
204-00-00-124
UPID
US77-2239715
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
COMMERCIAL (GENERAL) Current
Est. value
$7.2M
RESTAURANT
Est. value
$8.8M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1991
Heating
HEAT PUMP
Stories
2
Current owner
From public records · entity-resolved
Bohicket Creek Investors LLC
Entity
Free & Clear · 5 yrs held
Mailing address
49 IMMIGRATION ST STE #103, CHARLESTON, SC 29403-3652
Ownership since
2021
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
Nov 24, 2025
—
Bohicket Creek Investors LLC
—
Deed
related
$43,000,000 · Ameris Bank
Apr 24, 2023
—
Bohicket Creek Investors LLC
—
Deed
related
$40,000,000 · Fifth Third Bank NA
Feb 26, 2021
$10,215,000
Bohicket Creek Investors LLC
Bohicket Investors LLC
Limited Warranty Deed
—
Feb 26, 2021
—
Bohicket Creek Investors LLC
Bohicket Investors LLC
Intrafamily Transfer
related
$25,000,000 · United Community Bank
Dec 29, 2010
—
Bohicket Investors LLC
—
Deed Of Trust
related
$4,940,000 · West Town Savings Bank
Jan 8, 2010
$4,751,000
Bohicket Investors LLC
Bohicket Yacht Club LLC
Grant Deed
related
$1,500,000 · Ameris Bank
Sep 2, 2004
$11,000,000
Bohicket Yacht Club LLC
Bohicket Creek Investors
Grant Deed
related
$11,400,000 · Branch Banking & Trust Co
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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