Entity Owned 
For Lease
1 / 9
$2,415,000
2 Constitution Dr, Virginia Beach, VA 23462
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Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2021
Construction
TYPE NOT SPECIFIED
Total area
13,825 SF
Zoning code
B4C
APN
14777248242000
UPID
US87-0512271
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
$2.60M
Blend (final)
Blend
$2.42M
Owner & transaction history
since 2020
1 recorded transaction
Zoning & alternative use
B4C · Virginia Beach, VA
Zoning description
The purpose of the B-4C Central Business Mixed Use District is to provide an area that complements the Central Business Core District through quality mixed use development at intensities and patterns that support multipl…
General category
MIXED_USE
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.42M
Value range
$2.17M – $2.66M
±10% around blend
Estimated value / SF
$175 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$2.17M
blend $2.42M
$2.66M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,825 SF
Year built
2021
Stories
1
APN
14777248242000
Zoning
B4C
Assessed value
$1,470,700
Annual tax
$14,560
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.23M
@ 6.5% CAP return
$2.06M
@ 7% CAP return
$1.91M
4
Sales comparison
Partial preview
Sales approach indication
$2.60M
Range $1.86M – $3.46M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 56 sales
$343
-49%
County 56 sales
$343
-49%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $175/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.47M
Move the market yield to see immediate price impact.
Value / SF
$106
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$93k
$1.85M
$1.32M
$1.03M
$103k
$2.06M
$1.47M
$1.14M
$113k
$2.26M
$1.62M
$1.26M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$14,560
Tax year 2024
Assessed value
$1,470,700
Assessed 2024
Previous assessed
$1,470,700
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$59,200
Assessed improvement
$1,411,500
Land market value
$59,200
Improvement market value
$1,411,500
Total market value
$1,470,700
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
2021
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
13,825 SF
Zoning code
B4C
APN
14777248242000
UPID
US87-0512271
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
B4C · Virginia Beach, VAZoning B4C · permitted uses
B4C · Virginia Beach, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of the B-4C Central Business Mixed Use District is to provide an area that complements the Central Business Core District through quality mixed use development at intensities and patterns that support multipl…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2021
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
B4C
MIXED_USE
Jurisdiction
Virginia Beach, VA
Recorded code
B4C
Official district
B4C
Official district profile
What the municipal code says about B4C
Zoning description
The purpose of the B-4C Central Business Mixed Use District is to provide an area that complements the Central Business Core District through quality mixed use development at intensities and patterns that support multipl…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B4C in Virginia Beach, VA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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