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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Commercial land
Bees Fry Rd Charleston, SC 29414
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US77-2235613
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
11.13 ac (484,823 SF)
APN
301-00-00-028
UPID
US77-2235613
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
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$510k
Owner & transaction history
Patrick Gaffney · 2 yrs held
Patrick Gaffney
since 2024
Last sale
$512,440
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$510,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $512k (Mar 12 2024)
Last sale anchor
$512k
Mar 12 2024
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
—
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
$34,486
Tax year 2023
Assessed value
$126,000
Assessed 2023
Previous assessed
$126,000
+0.0% YoY
Effective rate
27.37%
On assessed value
Land market value
$2,100,000
Total market value
$2,100,000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
11.13 ac (484,823 SF)
APN
301-00-00-028
UPID
US77-2235613
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
Building & site characteristics
From public records
Heating
NONE
Lot
11.13 ac
Current owner
From public records · entity-resolved
Patrick Gaffney
Individual
Mailing address
211 CLARET CUP WAY, CHARLESTON, SC 29414-8258
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2024
$512,440
Patrick Gaffney
Toll Southeast LP Company INC
Deed
$487,440 · Toll Brothers Mortgage Co
Sep 21, 2023
—
City Of Charleston
Toll Southeast LP Company INC
Deed
—
Nov 1, 2022
—
Toll Southeast LP Company INC
Dirk Kuznik
Quit Claim Deed
related
—
May 25, 2021
—
Toll Southeast LP Company INC
Dirk Kuznik
Deed
—
May 25, 2021
$2,100,000
Toll Southeast LP Company INC
Bfk Holdings LLC
Deed
—
Aug 19, 2020
$1,428,000
Dr Horton INC
Henry Kuznik
Grant Deed
—
Apr 25, 2012
—
Henry Kuznik
Bfk Holdings LLC
Grant Deed
related
—
Nov 8, 2010
—
Bfk Holdings LLC
Kuznik,henry
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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