Retail Property in Prime
For Sale
Contact for pricing
3540 South Plaza Trail, Virginia Beach, VA 23452
Income-producing retail property with high visibility and foot traffic.
Property Size4,935 SF
Price / SF$200.61
Days on Market106
Property Features for 3540 South Plaza Trail
General Information
Standard status
Active
Size
4,935 SF
Property subtype
Retail
Zoning
B2
Listing Agency:
The Katsias Company
(757) 490-3585
Listed By:
Chris Arney · License #VA 0225058745
Source:
Crexi
Added: May 13
Changed: Aug 25
Last Checked: Aug 25 at 8:34AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Katsias Company
Investment Insights
Based on property information with market context.
This income-producing retail property is situated in a prime location within a heavily residential area, benefiting from high visibility and foot traffic. The property is suitable for retail and service industries. Its location offers proximity to major shopping centers, including Sam's and Walmart, and provides easy access to Interstate 264. The property features a newly paved parking lot with striping. The property size is 4935 square feet and there is one vacancy.
Key Highlights
- Income‑producing property
- Prime location in a heavily residential area with high visibility and foot traffic
- Great for retail and service industries
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$51,681
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.22%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,033,620
$1.0M
Cap Rate 7%
$738,300
$738.3K
Cap Rate 9%
$574,233
$574.2K
Market Conditions
NOI Build-Up for 4,935 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.0K $15.60/SF
− Vacancy
−$3.2K −$0.64/SF
EGI
$73.8K $14.96/SF
− OpEx
−$22.1K −$4.49/SF
NOI
$51.7K $10.47/SF
Area
ZIP 23452
Vacancy
4.10%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,033,620
Cap Rate 7%
$738,300
Cap Rate 9%
$574,233
Alternative Uses
Best Use
Retail
$738.3K
$646.0K – $861.4K
NOI $51,681 @ 7.0% cap · market cap 5.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,541 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
76k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 88%
Apparel 12%
Wawa
Shops & Services
42,780 visits/mo
0.3 miles
7-Eleven
Shops & Services
14,031 visits/mo
0.2 miles
Goodwill
Apparel
8,715 visits/mo
0.2 miles
Dollar General
Shops & Services
7,191 visits/mo
0.2 miles
Mobil
Shops & Services
2,443 visits/mo
0.4 miles
Demographics for 23452, VA
59,076
Population
23,455
Households
2.5
Avg Household Size
37
Median Age
35%
College-Educated
95%
High-School Grad
15.1 sq mi
ZIP Area
3,912
Density / Sq Mi
$77,327
Median Household Income
$44,009
Median Earnings
$1,571
Median Rent
$324,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Income-producing retail property with high visibility and foot traffic.
Where is this strip mall located?
The property is located at 3540 South Plaza Trail Virginia Beach, VA.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Income‑producing property; Prime location in a heavily residential area with high visibility and foot traffic; Great for retail and service industries
