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Property profile & analytics
OFF-MARKET
Estimated value
$4,910,000
Distribution centers
2648 International Pkwy Virginia Beach, VA 23452-7801
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1115258
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1988
Construction
TYPE NOT SPECIFIED
Total area
25,962 SF
Lot
5 ac (217,800 SF)
Zoning code
I2
APN
14968505810000
UPID
US87-1115258
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
-
FedEx Ship Center Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.06M
CAP Approach
CAP
$3.18M
Comparable Approach
Comparable
$4.20M
Blend (final)
Blend
$4.91M
Owner & transaction history
Cadames Investment LLC · 3 yrs held
Cadames Investment LLC
since 2022
Last sale
$5.3M
2 recorded transactions
Zoning & alternative use
I2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.5M
+102.0%
Medical building
$6.1M
+64.5%
Industrial (general)
$4.4M
+19.4%
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
$4,785,000
ML approach
$5,055,000
CAP Approach
CAP Return
Estimation
6%
$3,445,000
6.5%
$3,180,000
7%
$2,950,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,715,000
Current use
RETAIL STORES
$7,505,000
Change: +102% · Conversion: Moderate
MEDICAL BUILDING
$6,110,000
Change: +65% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,435,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$4.91M
Range $4.42M – $5.40M · ±10% · vs last sale $5.25M (Jul 20 2022)
Last sale anchor
$5.25M
Jul 20 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
$189 / 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
$27,075
Tax year 2024
Assessed value
$2,791,200
Assessed 2024
Previous assessed
$2,791,200
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$756,000
Assessed improvement
$2,035,200
Land market value
$756,000
Improvement market value
$2,035,200
Total market value
$2,791,200
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Total area
25,962 SF
Lot
5 ac (217,800 SF)
Zoning code
I2
APN
14968505810000
UPID
US87-1115258
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
I2 · Virginia Beach, VA
Zoning I2 · permitted uses
I2 · 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
WAREHOUSE, STORAGE Current
Est. value
$3.7M
RETAIL STORES
Est. value
$7.5M
MEDICAL BUILDING
Est. value
$6.1M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
WAREHOUSE, STORAGE Current
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
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Lot
5 ac
Current owner
From public records · entity-resolved
Cadames Investment LLC
Entity
Free & Clear · 3 yrs held
Mailing address
7101 MTN BRUSH CIR, HIGHLANDS RANCH, CO 80130-5310
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2022
$5,250,000
Cadames Investment LLC
Patrick Ward Investment Corporation
Deed
—
Dec 23, 2014
$1,936
Patrick Ward Investment Corp
Rockola Corp
Grant Deed
related
$1,354,500 · Wells Fargo Bk
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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