Waterfront
New
For Sale
$375,000
739 S Rosemont Road, Virginia Beach, VA 23452
Multi Family Residential, Side by Side, Virginia Beach, VA
Property Size2,142 SF
Price / SF$175.07
Days on Market6
Property Features for 739 S Rosemont Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
A12
Subdivision
PECAN GARDENS
Elementary school
Windsor Oaks Elementary
Middle school
Plaza Middle
Standard status
Active
Size
2,142 SF
Taxes and HOA fees
Tax Annual Amount
3485
Utilities
Water front features
Waterfront
Building Details
Year built
1999
Roof type
Shingle
Architectural style
Other
Listing Agency:
The Real Estate Group
(757) 961-9090
Listed By:
Alexandra Serrano · License #0225213354
(757) 410-8500
Added: Sep 10
Last Checked: Sep 15 at 1:06AM
MLS# 10652825
Copyright © 2026 Real Estate Information Network, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 2,142 square feet and was built in 1999. The property is configured as two residential units and is being offered in its existing condition, with shingle roofing and waterfront features. Both units are occupied under month-to-month arrangements, supporting immediate continuity while allowing future leasing decisions to be evaluated.
Located at 739 S Rosemont Road in Virginia Beach, the property carries A12 zoning. One occupant plans to remain, while the other is expected to leave. The current tenancy includes residents with more than five years of occupancy, providing an established operating history for the duplex.
Located at 739 S Rosemont Road in Virginia Beach, the property carries A12 zoning. One occupant plans to remain, while the other is expected to leave. The current tenancy includes residents with more than five years of occupancy, providing an established operating history for the duplex.
Key Highlights
- Waterfront duplex at 739 S Rosemont Road, Virginia Beach, VA 23452
- 2,142 square feet configured as side‑by‑side residential units
- Built in 1999 with shingle roofing
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
$28,352
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
7.56%
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%
$567,040
$567.0K
Cap Rate 7%
$405,029
$405.0K
Cap Rate 9%
$315,022
$315.0K
Market Conditions
NOI Build-Up for 2,142 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
$42.4K $19.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$40.5K $18.91/SF
− OpEx
−$12.2K −$5.67/SF
NOI
$28.4K $13.24/SF
Area
ZIP 23452
Vacancy
4.50%
Lease Rate
$19.80 /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%
$567,040
Cap Rate 7%
$405,029
Cap Rate 9%
$315,022
Alternative Uses
Best Use
Multifamily LT 5
$405.0K
$354.4K – $472.5K
NOI $28,352 @ 7.0% cap · market cap 7.56%
Second Best
Apartment 5plus
$376.1K
$329.1K – $438.8K
NOI $26,329 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$555.2K
$485.8K – $647.7K
NOI $38,864 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
452
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Side-by-side residential configuration with established month-to-month occupancy and shingle roofing.
Where is this duplex located?
The property is located at 739 S Rosemont Road Virginia Beach, VA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Waterfront duplex at 739 S Rosemont Road, Virginia Beach, VA 23452; 2,142 square feet configured as side‑by‑side residential units; Built in 1999 with shingle roofing
