How it works
Day 1: CA appraisal & listing
Lionel Thomas (CA Lic #02015857, Certified Residential Appraiser #041145) appraises your property, prices it to the market, and lists it through our CA brokerage. You get a certified value opinion and full marketing.
Day 45: 1031 identification
We coordinate a qualified intermediary for your 1031 exchange. You identify SC replacement property within 45 days, Greenville, Columbia, or Charleston multifamily, and close within 180. California tracks the deferred gain via FTB 3840 annually; South Carolina has no clawback.
Day 180: SC purchase & financing
Our SC Realtor partner represents you on the purchase. Anja (SC Mortgage Broker, NMLS licensed) originates your SC loan, consumer-purpose only, separate entity, no RESPA fee-split. You close with a SC-licensed attorney. Cash-flowing multifamily from day one.
Credentials
Lionel Thomas
CA RE Lic #02015857
Certified Residential Appraiser #041145
CA AMC Lic #3006906
REALTOR® DRE #02015857
SAM.gov UEI: CQA4T8HARYM8
CA SB Cert #2046580
Anja
SC Mortgage Broker License (SCDCA)
NMLS Registered
Consumer-purpose SC loans only
Separate entity from RE brokerage
Pipeline Partners
SC Realtor Partner (licensed, BIC-affiliated)
Qualified Intermediary (1031)
SC Closing Attorney Network
Thomas Appraisal Company, Est. 2015
Company
Thomas Appraisal Company
202 West H Blvd #G, Ontario, CA 91762
Phone: 909-266-0644
Email: helpdesk@thomasappraisal.co
Site: thomasappraisal.co
SC Multifamily Markets
Greenville-Spartanburg (5.8% cap, $152K/unit, +2.7% pop growth) · Columbia (5.5% cap, $80K/unit, Scout Motors $2B plant) · Charleston (5.4% cap, $202K/unit, institutional depth). Cap rates per Colliers/Berkadia Q3–Q4 2024.
Questions
Thomas Appraisal Company · 202 West H Blvd #G, Ontario, CA 91762
Phone: 909-266-0644 · Email: helpdesk@thomasappraisal.co
CA Lic #02015857 · SC Mortgage Broker (SCDCA/NMLS)
Do I need a South Carolina real estate license to buy there?
No, you need a SC-licensed Realtor to represent you. Our SC Realtor partner handles the purchase side. Lionel handles the CA sale. Referral fees flow broker-to-broker, legal in both states.
How does the 1031 exchange work CA to SC?
Sell CA property → QI holds proceeds → identify SC replacement in 45 days → close in 180 days. File IRS Form 8824 + CA Form FTB 3840 annually until the SC property sells. SC has no clawback; CA tracks the deferred gain forever.
Can Anja broker my California loan from South Carolina?
No. Her SC Mortgage Broker license only covers SC-property, consumer-purpose loans. CA loans require a CA DFPI/CRMLA license. We refer CA financing to licensed CA partners.
What SC markets do you focus on?
Greenville-Spartanburg (strongest fundamentals, supply crunch forming), Columbia (cheapest entry, Scout Motors catalyst), Charleston (institutional depth, value-add Class B/C). Myrtle Beach yields 6-8% but rents falling -2.7%. Spartanburg vacancy 14-16%, only at deep discount.
Is the mortgage side separate from the real estate side?
Yes, separate legal entities. Anja's mortgage brokerage originates the loan; the SC Realtor partner handles the purchase. No fee-splitting on federally-related loans (RESPA §8). Clean firewall.
What about Opportunity Zones?
OZ 2.0 just approved: 113 new SC tracts effective Jan 1, 2027. Multifamily eligible. 2018 zones valid through Dec 31, 2028. We'll map your target to the new designations.
Your CA equity. Buys SC cash flow →
Tell us the property. We'll send a certified value opinion and a SC multifamily match list within 48 hours.
Lionel Thomas · CA Lic #02015857 · Certified Residential Appraiser #041145
What your CA property buys in SC
Enter your estimated sale price. We'll calculate net equity after debt, apply 1031 deferral, and show purchasing power in your chosen SC market.