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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Office buildings
2109 Mccomas Way Ste 101 Virginia Beach, VA 23456-3909
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US87-0722905
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2000
Construction
FRAME
Total area
5,711 SF
Lot
1.25 ac (54,608 SF)
Zoning code
O2
APN
24140743460000
UPID
US87-0722905
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.33M
Owner & transaction history
Goyal Investments LLC · 1 yrs held
Goyal Investments LLC
since 2025
3 recorded transactions
Zoning & alternative use
O2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.0M
+91.3%
Commercial (general)
$2.0M
+86.0%
Retail stores
$1.7M
+56.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,245,000
6.5%
$1,150,000
7%
$1,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,015,000
Change: +91% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,960,000
Change: +86% · Conversion: Easy
RETAIL STORES
$1,650,000
Change: +57% · Conversion: Moderate
MEDICAL BUILDING
$1,345,000
Change: +28% · Conversion: Easy
INDUSTRIAL (GENERAL)
$865,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10%
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
$232 / 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
$23,458
Tax year 2024
Assessed value
$2,369,500
Assessed 2024
Previous assessed
$2,369,500
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,050,300
Assessed improvement
$1,319,200
Land market value
$1,050,300
Improvement market value
$1,319,200
Total market value
$2,369,500
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 buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
YES
Buildings
2
Stories
2
Total area
5,711 SF
Lot
1.25 ac (54,608 SF)
Zoning code
O2
APN
24140743460000
UPID
US87-0722905
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
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$865,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2000
Construction
FRAME
Heating
YES
Stories
2
Buildings
2
Lot
1.25 ac
Current owner
From public records · entity-resolved
Goyal Investments LLC
Entity
Mailing address
2109 MCCOMAS WAY, VIRGINIA BEACH, VA 23456-3909
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
$1,500,000
Goyal Investments LLC
Sims Investments LLC
Bargain & Sale Deed
$1,056,000 · Townebank
Apr 23, 2025
—
Goyal Investments LLC
Sims Investments LLC
Deed
—
Nov 9, 2005
—
Sims Investments LLC
Sims,michael J
Quit Claim Deed
related
$1,360,000 · Towne 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.
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