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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Golf courses & driving ranges
2120 Lords Lndggc1 Virginia Beach, VA 23454-1163
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3758186
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
1985
Construction
FRAME
Total area
7,289 SF
Lot
114.66 ac (4,994,590 SF)
Zoning code
R20
APN
14999370750000
UPID
US87-3758186
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
$540k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$489k
Blend (final)
Blend
$515k
Owner & transaction history
Cnl Income Broad Bay Golf LLC · 18 yrs held
Cnl Income Broad Bay Golf LLC
since 2008
5 recorded transactions
Zoning & alternative use
R20 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$820,000
+108.8%
Restaurant
$735,000
+86.4%
Medical building
$715,000
+81.0%
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
$540,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$395,000
Current use
AUTO REPAIR, GARAGE
$820,000
Change: +109% · Conversion: Difficult
RESTAURANT
$735,000
Change: +86% · Conversion: Difficult
MEDICAL BUILDING
$715,000
Change: +81% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$575,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$71 / 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
$32,937
Tax year 2024
Assessed value
$4,244,300
Assessed 2024
Previous assessed
$4,244,300
+0.0% YoY
Effective rate
0.78%
On assessed value
Assessed land
$1,146,600
Assessed improvement
$3,097,700
Land market value
$1,146,600
Improvement market value
$3,097,700
Total market value
$4,244,300
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
NONE
Buildings
5
Stories
1
Total area
7,289 SF
Lot
114.66 ac (4,994,590 SF)
Zoning code
R20
APN
14999370750000
UPID
US87-3758186
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
R20 · Virginia Beach, VA
Zoning R20 · permitted uses
R20 · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$395,000
AUTO REPAIR, GARAGE
Est. value
$820,000
RESTAURANT
Est. value
$735,000
MEDICAL BUILDING
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$575,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
AUTO REPAIR, GARAGE
RESTAURANT
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Construction
FRAME
Heating
NONE
Stories
1
Buildings
5
Lot
114.66 ac
Current owner
From public records · entity-resolved
Cnl Income Broad Bay Golf LLC
Entity
Mailing address
8343 DOUGLAS AVE STE #200, DALLAS, TX 75225-5887
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2008
$9,228,682
Cnl Income Broad Bay Golf LLC
Tradition Golf Club Of Broad Bay
Grant Deed
—
Feb 7, 2006
$8,150,000
Tradition Golf Club Of Broad Bay
Fairways Group
Grant Deed
$6,113,000 · Gmac Commercial Mortgage Bank
—
—
Cf Broad Bay Acris LLC
—
Deed Of Trust
related
$159,500,000 · Miscellaneous Ins Co
—
—
Cf Broad Bay Arcis LLC
—
Deed Of Trust
related
$3,200,000 · Miscellaneous Ins Co
—
—
Tradition Golf Club Of Broad Bay
—
Deed Of Trust
related
$171,338 · Lasalle Bank Cd 2006-cd3 (te)
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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