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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Office buildings
1248 Culver Ln Virginia Beach, VA 23454-5710
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0455002
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
FRAME
Total area
2,880 SF
Lot
0.32 ac (13,890 SF)
Zoning code
B1A
APN
24153172010000
UPID
US87-0455002
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
-
Bunn Insurance Agency Inc Insurance Agency
-
Bunn Insurance Agency Insurance Agency
-
Quality Insurance Partners Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$676k
Blend (final)
Blend
$520k
Owner & transaction history
Mal-bun Properties LLC · 20 yrs held
Mal-bun Properties LLC
since 2005
3 recorded transactions
Zoning & alternative use
B1A · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$835,000
+40.8%
Medical building
$680,000
+14.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$615,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$590,000
Current use
RETAIL STORES
$835,000
Change: +41% · Conversion: Moderate
MEDICAL BUILDING
$680,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10%
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
$181 / 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
$5,399
Tax year 2024
Assessed value
$545,400
Assessed 2024
Previous assessed
$545,400
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$195,800
Assessed improvement
$349,600
Land market value
$195,800
Improvement market value
$349,600
Total market value
$545,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
YES
Stories
2
Total area
2,880 SF
Lot
0.32 ac (13,890 SF)
Zoning code
B1A
APN
24153172010000
UPID
US87-0455002
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
B1A · Virginia Beach, VA
Zoning B1A · permitted uses
B1A · 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
OFFICE BUILDING Current
Est. value
$590,000
RETAIL STORES
Est. value
$835,000
MEDICAL BUILDING
Est. value
$680,000
OFFICE BUILDING Current
RETAIL STORES
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
2005
Construction
FRAME
Heating
YES
Stories
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Mal-bun Properties LLC
Entity
Mailing address
1896 GENERAL BOOTH BLVD, VIRGINIA BEACH, VA 23454-5727
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Nov 30, 2005
—
Mal-bun Properties LLC
Malbon Brothers Petroleum LLC
Grant Deed
$450,000 · Gateway Bank & Trust
—
—
Mal-bun Properties LLC
—
Deed Of Trust
related
$310,000 · Monarch Bank
—
—
Malbon Brothers Petroleum LLC
—
Deed Of Trust
related
$225,000 · Gateway Bank & Trust
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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