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Property profile & analytics
OFF-MARKET
Estimated value
$965,000
Investment properties
Anderson, SC 29621
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US77-2088894
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1996
Total area
5,229 SF
Lot
6.3 ac (274,428 SF)
APN
176-08-03-001
UPID
US77-2088894
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
$1.01M
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$965k
Owner & transaction history
Ebc Hickory Apartments LLC
Ebc Hickory Apartments LLC
since 2025
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$955,000
+35.3%
Retail stores
$835,000
+18.6%
Office building
$790,000
+12.1%
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 Anderson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Anderson 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%
$1,090,000
6.5%
$1,005,000
7%
$935,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$705,000
Current use
RESTAURANT
$955,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$835,000
Change: +19% · Conversion: Easy
OFFICE BUILDING
$790,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±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
$185 / 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
$25,840
Tax year 2023
Assessed value
$83,160
Assessed 2023
Previous assessed
$83,120
+0.0% YoY
Effective rate
31.07%
On assessed value
Assessed land
$15,120
Assessed improvement
$68,040
Total market value
$1,386,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1996
Heating
NONE
Buildings
6
Total area
5,229 SF
Lot
6.3 ac (274,428 SF)
APN
176-08-03-001
UPID
US77-2088894
Jurisdiction
ANDERSON
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
$705,000
RESTAURANT
Est. value
$955,000
RETAIL STORES
Est. value
$835,000
OFFICE BUILDING
Est. value
$790,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
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
1996
Heating
NONE
Buildings
6
Lot
6.3 ac
Current owner
From public records · entity-resolved
Ebc Hickory Apartments LLC
Entity
Mailing address
2404 ANDERSON HWY, WILLIAMSTON, SC 29697-9528
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2025
$2,050,000
Ebc Hickory Apartments LLC
Gm Hickory Ridge LLC
Deed
$1,435,000 · First Citizens Bank & Trust Co
—
—
G M Hickory Ridge LLC
—
Deed Of Trust
related
$772,000 · Community First Bank
—
—
Gm Hickory Ridge LLC
—
Deed Of Trust
related
$600,000 · Community First 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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