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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Day care centers
1305 Windmill Pt Cres Virginia Beach, VA 23453-2017
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US87-0599975
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1980
Construction
TYPE NOT SPECIFIED
Total area
19,576 SF
Lot
1 ac (43,705 SF)
Zoning code
PDH1
APN
14854846990000
UPID
US87-0599975
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
-
PASC of Va Corporation High School Daycare Center
-
Courthouse Montessori School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$450k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$715k
Owner & transaction history
8610 Mathis Virginia Beach LLC · 1 yrs held
8610 Mathis Virginia Beach LLC
since 2025
7 recorded transactions
Zoning & alternative use
PDH1 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,190,000
Current use
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$37 / 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
$13,195
Tax year 2024
Assessed value
$1,332,800
Assessed 2024
Previous assessed
$1,332,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$269,800
Assessed improvement
$1,063,000
Land market value
$269,800
Improvement market value
$1,063,000
Total market value
$1,332,800
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1980
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
19,576 SF
Lot
1 ac (43,705 SF)
Zoning code
PDH1
APN
14854846990000
UPID
US87-0599975
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
PDH1 · Virginia Beach, VA
Zoning PDH1 · permitted uses
PDH1 · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.2M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
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
1980
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Lot
1 ac
Current owner
From public records · entity-resolved
8610 Mathis Virginia Beach LLC
Entity
Mailing address
PO BOX 10550, VIRGINIA BEACH, VA 23450-0550
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2025
$1,188,000
8610 Mathis Virginia Beach LLC
Rolando E Timm
Trust Deed
related
$1,000,000 · Harvest Small Business Finance LLC
Aug 6, 2024
—
Rolando E Timm
—
Deed
related
$25,000 · Gregory R Mccracken
—
—
Rolando E Timm
—
Deed Of Trust
related
$990,000 · Village Bank & Trust
—
—
Rolando E Timm
—
Deed Of Trust
related
$100,000 · Community Bank NA
—
—
Rolando E Timm
—
Deed Of Trust
related
$150,000 · Community Bank NA
—
—
Rolando E Timm
—
Deed Of Trust
related
$50,000 · Community Bank NA
—
—
Rolando E Timm
—
Deed Of Trust
related
$875,000 · Community Bank NA
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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