New search
Property profile & analytics
OFF-MARKET
Estimated value
$12,195,000
Retail space
Florence, SC 29501
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US77-0916703
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
114,613 SF
Lot
11.74 ac (511,394 SF)
APN
00099-01-080
UPID
US77-0916703
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
$7.60M
CAP Approach
CAP
$12.64M
Comparable Approach
Comparable
$8.69M
Blend (final)
Blend
$12.20M
Owner & transaction history
Diversified Portfolio 88 St LLC · 1 yrs held
Diversified Portfolio 88 St LLC
since 2025
Last sale
$15.5M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.5M
+75.6%
Office building
$12.1M
+57.3%
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 Florence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Florence 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
$13,230,000
ML approach
$7,600,000
CAP Approach
CAP Return
Estimation
6%
$13,690,000
6.5%
$12,635,000
7%
$11,735,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,710,000
Current use
COMMERCIAL (GENERAL)
$13,545,000
Change: +76% · Conversion: Easy
OFFICE BUILDING
$12,130,000
Change: +57% · Conversion: Easy
Blend value · Realmo final
$12.20M
Range $10.98M – $13.41M · ±10% · vs last sale $15.50M (Jun 6 2025)
Last sale anchor
$15.50M
Jun 6 2025
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
$106 / 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
$132,064
Tax year 2023
Assessed value
$246,750
Assessed 2023
Previous assessed
$246,750,023
-99.9% YoY
Effective rate
53.52%
On assessed value
Assessed land
$37,568
Assessed improvement
$209,182
Land market value
$939,200
Improvement market value
$5,229,551
Total market value
$6,168,751
Applied tax rate
110.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Heating
NONE
Total area
114,613 SF
Lot
11.74 ac (511,394 SF)
APN
00099-01-080
UPID
US77-0916703
Jurisdiction
FLORENCE
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
RETAIL STORES Current
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$13.5M
OFFICE BUILDING
Est. value
$12.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1990
Heating
NONE
Lot
11.74 ac
Current owner
From public records · entity-resolved
Diversified Portfolio 88 St LLC
Entity
Mailing address
2887 DAVID H MCLEOD BLVD, FLORENCE, SC 29501-3950
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
Jun 6, 2025
$15,500,000
Diversified Portfolio 88 St LLC
Magnolia Commons Sc LLC
Deed
—
Jun 24, 2021
$8,225,000
Magnolia Commons Sc LLC
Pr Florence LLC
Limited Warranty Deed
$5,950,000 · Standard Insurance Co
Mar 16, 2010
—
Pr Florence LLC
—
Deed Of Trust
related
$670,000,000 · Wells Fargo 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Own this property?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
