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Property profile & analytics
FOR LEASE
Community centers
1329 Oceana Blvd Virginia Beach, VA 23454
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0339986
For Lease
1 / 3
$4,575,000
1329 Oceana Blvd, Virginia Beach, VA 23454
View Listing →
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2020
Construction
TYPE NOT SPECIFIED
Total area
3,257 SF
Zoning code
B2
APN
24154868990001
UPID
US87-0339986
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
-
Purely CBD (Bike/Boat/Book/etc) Store Pharmacy
-
Kuttingtrim Barber Shop
-
ZOA TATTOO Tattoo & Piercing Shop
-
Basilico Pizzeria & Ristorante Restaurant
-
Operation Brew Coffee and Bakery Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.58M
Owner & transaction history
Oceana Shoppes LLC · 3 yrs held
Oceana Shoppes LLC
since 2023
Last sale
$4.5M
1 recorded transaction
Zoning & alternative use
B2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.8M
+146.9%
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
$4,570,000
ML approach
$4,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,835,000
Change: +147% · Conversion: Difficult
Blend value · Realmo final
$4.58M
Range $4.12M – $5.03M · ±10% · vs last sale $4.50M (Mar 30 2023)
Last sale anchor
$4.50M
Mar 30 2023
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
$1,405 / 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
$17,547
Tax year 2024
Assessed value
$1,772,400
Assessed 2024
Previous assessed
$1,772,400
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$496,000
Assessed improvement
$1,276,400
Land market value
$496,000
Improvement market value
$1,276,400
Total market value
$1,772,400
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
Community centers
Use group
MINI-MALL
Status
For Lease
Year built
2020
Construction
TYPE NOT SPECIFIED
Buildings
2
Stories
1
Total area
3,257 SF
Zoning code
B2
APN
24154868990001
UPID
US87-0339986
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
B2 · Virginia Beach, VA
Zoning B2 · permitted uses
B2 · 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
WAREHOUSE, STORAGE
Est. value
$2.8M
WAREHOUSE, STORAGE
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
2020
Construction
TYPE NOT SPECIFIED
Stories
1
Buildings
2
Current owner
From public records · entity-resolved
Oceana Shoppes LLC
Entity
Mailing address
4525 MAIN ST STE #900, VIRGINIA BEACH, VA 23462-3431
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2023
$4,500,000
Oceana Shoppes LLC
Oceana Partners LLC
Deed
$3,600,000 · Oklahoma State Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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