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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Assisted living facilities
1004 Independence Blvd Virginia Beach, VA 23455-5503
Entity Owned
5-yr Hold
Free & Clear
Property ID
US87-0914109
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Construction
TYPE NOT SPECIFIED
Total area
22,834 SF
Lot
2.25 ac (98,171 SF)
Zoning code
O2
APN
14785526860000
UPID
US87-0914109
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
Current use
Occupant on record · Public records
-
Bayside Health & Rehabilitation Center Occupational Therapist Physical Therapist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.40M
Owner & transaction history
1004 Independence Blvd LLC · 5 yrs held
1004 Independence Blvd LLC
since 2021
Last sale
$2.4M
3 recorded transactions
Zoning & alternative use
O2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+39.3%
Industrial (general)
$2.8M
+20.3%
Office building
$2.7M
+16.0%
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 Virginia Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Virginia Beach 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
$2,845,000
ML approach
$2,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,360,000
Current use
RESTAURANT
$3,285,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,835,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$2,735,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,575,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$1,955,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.41M (Jun 3 2021)
Last sale anchor
$2.41M
Jun 3 2021
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
$105 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$28,424
Tax year 2024
Assessed value
$2,871,100
Assessed 2024
Previous assessed
$2,871,100
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,192,900
Assessed improvement
$1,678,200
Land market value
$1,192,900
Improvement market value
$1,678,200
Total market value
$2,871,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1990
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Total area
22,834 SF
Lot
2.25 ac (98,171 SF)
Zoning code
O2
APN
14785526860000
UPID
US87-0914109
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
O2 · Virginia Beach, VA
Zoning O2 · permitted uses
O2 · Virginia Beach, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Virginia Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.3M
INDUSTRIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
INDUSTRIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL 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
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Lot
2.25 ac
Current owner
From public records · entity-resolved
1004 Independence Blvd LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2917 PENN FRST BLVD #200, ROANOKE, VA 24018-4304
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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 25, 2021
—
1540 Founders Place LLC
—
Deed
related
$665,964,616 · Capital Funding
Jun 3, 2021
$2,412,000
1004 Independence Blvd LLC
Medical Facilities Of America Lvii
Deed
—
—
—
Medical Facilities Of America Lvi
—
Deed Of Trust
related
$2,187,200 · Capital Funding INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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