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Property profile & analytics
OFF-MARKET
Estimated value
$3,535,000
Office Spaces
1851 Old Donation Pkwy Virginia Beach, VA 23454-3004
Entity Owned
1-yr Hold
Absentee Owner
Property ID
US87-0857502
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Construction
TYPE NOT SPECIFIED
Total area
15,478 SF
Zoning code
O2
APN
24084334511851
UPID
US87-0857502
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
-
Robert Voogt & Associates Inc Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.20M
CAP Approach
CAP
$3.56M
Comparable Approach
Comparable
$4.28M
Blend (final)
Blend
$3.54M
Owner & transaction history
Ahamemorycare1851 LLC · 1 yrs held
Ahamemorycare1851 LLC
since 2025
Last sale
$3.5M
6 recorded transactions
Zoning & alternative use
O2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.5M
+71.9%
Commercial (general)
$5.3M
+67.1%
Retail stores
$4.5M
+40.8%
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
$3,580,000
ML approach
$3,195,000
CAP Approach
CAP Return
Estimation
6%
$3,850,000
6.5%
$3,555,000
7%
$3,300,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,175,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,460,000
Change: +72% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,310,000
Change: +67% · Conversion: Easy
RETAIL STORES
$4,475,000
Change: +41% · Conversion: Moderate
MEDICAL BUILDING
$3,645,000
Change: +15% · Conversion: Easy
Blend value · Realmo final
$3.54M
Range $3.18M – $3.89M · ±10% · vs last sale $3.50M (Jan 17 2025)
Last sale anchor
$3.50M
Jan 17 2025
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
$228 / 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
$34,149
Tax year 2024
Assessed value
$3,449,400
Assessed 2024
Previous assessed
$3,449,400
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$389,400
Assessed improvement
$3,060,000
Land market value
$389,400
Improvement market value
$3,060,000
Total market value
$3,449,400
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
3
Total area
15,478 SF
Zoning code
O2
APN
24084334511851
UPID
US87-0857502
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
OFFICE BUILDING Current
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RETAIL STORES
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$3.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
2006
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
3
Current owner
From public records · entity-resolved
Ahamemorycare1851 LLC
Entity
Mailing address
20600 CHAGRIN BLVD STE #425, SHAKER HTS, OH 44122-5351
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2025
$3,500,000
Ahamemorycare1851 LLC
1851 Old Donatlon LLC
Special Warranty Deed
$2,300,000 · Integrity Bank
Oct 30, 2024
$2,500,000
1851 Old Donation LLC
Theregent Of Virginia Beach LLC
Special Warranty Deed
$2,000,000 · Integrity Bank
Apr 30, 2018
$1,232,832
Regent Of Va Bk LLC
Voogt Rehabilitation Ctr LLC
Grant Deed
related
$1,000,000 · Towne Bk
May 8, 2013
—
Voogt Rehabilitation Ctr LLC
—
Deed Of Trust
related
$3,450,000 · Towne Bank
May 24, 2005
—
Voogt Rehabilitation Ctr LLC
—
Deed Of Trust
related
$3,600,000 · Iberia Bk
—
—
Voogt Rehabilitation Ctr LLC
—
Deed Of Trust
related
$3,200,000 · Iberiabank
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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