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Property profile & analytics
OFF-MARKET
Industrial land
2500 Horse Pasture Rd CM Virginia Beach, VA 23453-2963
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-1209525
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
2011
Total area
4,200 SF
Lot
1.51 ac (65,724 SF)
Zoning code
I1
APN
14959408290000
UPID
US87-1209525
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
-
A1 Floors of Hampton Roads General Contractor Renovation Specialist
-
Athens Custom Flooring, Inc. General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Cde Lira LLC · 3 yrs held
Cde Lira LLC
since 2023
4 recorded transactions
Zoning & alternative use
I1 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the I-1 Light Industrial District is to permit light industrial uses, wholesaling, storage, packaging, distribution, and retailing restricted primarily to operations requiring bulk deliveries by truck or van in locations served by major transportation networks and in areas where employment centers close to residential concentrations will reduc…
Zone name
Light Industrial
General category
INDUSTRIAL
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,164
Tax year 2024
Assessed value
$120,000
Assessed 2024
Previous assessed
$120,000
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$120,000
Land market value
$120,000
Total market value
$120,000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
2011
Heating
NONE
Stories
1
Total area
4,200 SF
Lot
1.51 ac (65,724 SF)
Zoning code
I1
APN
14959408290000
UPID
US87-1209525
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
I1 · Virginia Beach, VAZoning I1 · permitted uses
I1 · Virginia Beach, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the I-1 Light Industrial District is to permit light industrial uses, wholesaling, storage, packaging, distribution, and retailing restricted primarily to operations requiring bulk deliveries by truck or van in locations served by major transportation networks and in areas where employment centers close to residential concentrations will reduce traffic congestion and add to public convenience by moving places of work closer to places of residence
Zone name
Light Industrial
General category
INDUSTRIAL
Source
Realmo
Building & site characteristics
From public records
Year built
2011
Heating
NONE
Stories
1
Lot
1.51 ac
Current owner
From public records · entity-resolved
Cde Lira LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2500 HORSE PASTURE RD, VIRGINIA BEACH, VA 23453-2963
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jan 5, 2023
—
Cde Lira LLC
Carlos R De Lira
Deed
—
Feb 20, 2015
$100,000
Carlos R De Lira
John C Lumpkin|advanced Commercial Dev LLC
Trustees Deed
$115,000 · Old Pt Nat'l Bk/phoebus
Nov 7, 2011
$462,000
Carlos R Delira
Advanced Commercial Dev LLC
Grant Deed
$231,000 · Old Pt National Bank Phoebus
Jan 8, 2010
—
Advanced Commercial Dev LLC
—
Trustees Deed
related
$554,600 · Community Bank NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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