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Property profile & analytics
OFF-MARKET
Estimated value
$1,525,000
Community centers
2080 Independence Blvd Virginia Beach, VA 23453-4747
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0691934
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1999
Construction
FRAME
Total area
5,647 SF
Lot
1.05 ac (45,703 SF)
Zoning code
PDH1
APN
14852545070000
UPID
US87-0691934
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
-
The Dirty Buffalo Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.53M
Owner & transaction history
2080 South Independence Boulevard L · 3 yrs held
2080 South Independence Boulevard L
since 2022
Last sale
$1.6M
4 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
$1,460,000
ML approach
$1,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,990,000
Current use
COMMERCIAL (GENERAL)
$1,935,000
Change: -3% · Conversion: Easy
RETAIL STORES
$1,630,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.53M
Range $1.37M – $1.68M · ±10% · vs last sale $1.60M (Dec 28 2022)
Last sale anchor
$1.60M
Dec 28 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
$270 / 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
$19,489
Tax year 2024
Assessed value
$1,968,600
Assessed 2024
Previous assessed
$1,968,600
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,187,500
Assessed improvement
$781,100
Land market value
$1,187,500
Improvement market value
$781,100
Total market value
$1,968,600
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
Off-Market
Year built
1999
Construction
FRAME
Heating
YES
Stories
1
Total area
5,647 SF
Lot
1.05 ac (45,703 SF)
Zoning code
PDH1
APN
14852545070000
UPID
US87-0691934
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1999
Construction
FRAME
Heating
YES
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
2080 South Independence Boulevard L
Individual
Free & Clear · 3 yrs held
Mailing address
109 43RD ST, VIRGINIA BEACH, VA 23451-2501
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2025
—
South Independence Boulevard LLC
—
Deed
related
$800,000 · Southern Bank & Trust Co
Dec 28, 2022
$1,600,000
2080 South Independence Boulevard L
Princess Anne I LLC
Special Warranty Deed
—
Jun 22, 2022
$250,000
Princess Anne I LLC
Yale Virginia Beach Associates LLC
Bargain And Sale Deed
—
Jun 13, 2014
—
Yale Virginia Beach Associates
—
Deed Of Trust
related
$5,625,000 · Rait Fndg LLC
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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