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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Commercial land
314 Louisa Ave Virginia Beach, VA 23454-4617
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0071175
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1927
Construction
WOOD FRAME
Total area
1,440 SF
Lot
0.21 ac (9,197 SF)
Zoning code
B2
APN
24078680120000
UPID
US87-0071175
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
$2.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Dignity Funeral Services INC · 1 yrs held
Dignity Funeral Services INC
since 2025
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
B2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.3M
+154.0%
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
$2,120,000
ML approach
$2,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,255,000
Change: +154% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±10% · vs last sale $2.00M (Jan 16 2025)
Last sale anchor
$2.00M
Jan 16 2025
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
$1,424 / 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
$847
Tax year 2024
Assessed value
$85,600
Assessed 2024
Previous assessed
$85,600
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$85,600
Land market value
$85,600
Total market value
$85,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1927
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
7
Bathrooms
2
Total area
1,440 SF
Lot
0.21 ac (9,197 SF)
Zoning code
B2
APN
24078680120000
UPID
US87-0071175
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
B2 · Virginia Beach, VA
Zoning B2 · permitted uses
B2 · 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
Est. value
$1.3M
WAREHOUSE, STORAGE
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
1927
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Dignity Funeral Services INC
Entity
Mailing address
1632 VIRGINIA BCH BLVD, VIRGINIA BEACH, VA 23454-4631
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2025
$2,000,000
Dignity Funeral Services INC
Modern Savage Investments LLC
Deed
$1,700,000 · Wesbanco Bank INC
Mar 17, 2022
$375,000
Modern Savage Investments LLC
Walter Scott Mccabe
Special Warranty Deed
$275,000 · The Walter Scott Mccabe Living Trus
Jan 4, 2022
$40,000
Walter Scott Mccabe
Barbara J Rogers
Bargain And Sale Deed
—
Apr 16, 2019
—
Walter S Mccabe
Mccabe,w S
Quit Claim Deed
related
—
Oct 19, 2009
—
Barbara J Rogers
Rogers,barbara J
Quit Claim Deed
related
$76,500 · Rbc Bank (usa)
Jul 17, 2009
—
Barbara J Rogers
Mid-atlantic Group Props LLC
Grant Deed
related
—
Feb 25, 2009
—
Mid-atlantic Group Properties
Rogers,barbara J
Grant Deed
related
—
Aug 21, 2007
$150,000
Barbara J Rogers
Briggs Family LLC
Grant Deed
—
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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