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Property profile & analytics
OFF-MARKET
Estimated value
$2,980,000
Medical Office Space
1380 Tuscany Dr Virginia Beach, VA 23456-7751
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1250907
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2002
Construction
FRAME
Total area
10,067 SF
Lot
1.47 ac (64,077 SF)
Zoning code
O1
APN
24049650260000
UPID
US87-1250907
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
-
John Waitekus Pediatrician Physician
-
Ms. Deborah Gray Physician
-
Lagora A Oliver Brooks Pediatrician Medical Clinic
-
Dr. James Batten Pediatrician Medical Clinic
-
Steven D. Pearman, M.D. Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.76M
CAP Approach
CAP
$2.10M
Comparable Approach
Comparable
$3.28M
Blend (final)
Blend
$2.98M
Owner & transaction history
The Lester Group INC · 4 yrs held
The Lester Group INC
since 2022
Last sale
$3.0M
1 recorded transaction
Zoning & alternative use
O1 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.5M
+91.5%
Neighborhood: shopping center
$3.6M
+49.9%
Commercial (general)
$3.5M
+45.7%
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
$2,775,000
ML approach
$2,760,000
CAP Approach
CAP Return
Estimation
6%
$2,270,000
6.5%
$2,095,000
7%
$1,945,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,370,000
Current use
RESTAURANT
$4,540,000
Change: +91% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,550,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,450,000
Change: +46% · Conversion: Easy
RETAIL STORES
$2,910,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$2.98M
Range $2.68M – $3.28M · ±10% · vs last sale $3.04M (Mar 29 2022)
Last sale anchor
$3.04M
Mar 29 2022
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
$296 / 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
$29,741
Tax year 2024
Assessed value
$3,004,100
Assessed 2024
Previous assessed
$3,004,100
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,610,700
Assessed improvement
$1,393,400
Land market value
$1,610,700
Improvement market value
$1,393,400
Total market value
$3,004,100
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
10,067 SF
Lot
1.47 ac (64,077 SF)
Zoning code
O1
APN
24049650260000
UPID
US87-1250907
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
O1 · Virginia Beach, VA
Zoning O1 · permitted uses
O1 · 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
MEDICAL BUILDING Current
Est. value
$2.4M
RESTAURANT
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RETAIL STORES
Est. value
$2.9M
MEDICAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
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
2002
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1.47 ac
Current owner
From public records · entity-resolved
The Lester Group INC
Entity
Mailing address
PO BOX 4991, MARTINSVILLE, VA 24115-4991
Ownership since
2022
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 29, 2022
$3,044,000
The Lester Group INC
Compo Development LLC
Special Warranty Deed
$2,435,200 · First Citizens Bank & Trust Co
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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