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Property profile & analytics
OFF-MARKET
Estimated value
$7,815,000
Office buildings
3316 Atlantic Ave Ste 102 Virginia Beach, VA 23451-2957
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0702664
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2004
Construction
TYPE NOT SPECIFIED
Total area
28,684 SF
Lot
0.34 ac (14,712 SF)
Zoning code
OR
APN
24280331500000
UPID
US87-0702664
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
$6.27M
Comparable Approach
Comparable
$10.04M
Blend (final)
Blend
$7.82M
Owner & transaction history
Heritage Investments LLC · 22 yrs held
Heritage Investments LLC
since 2004
3 recorded transactions
Zoning & alternative use
OR · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.9M
+74.1%
Neighborhood: shopping center
$10.1M
+36.3%
Commercial (general)
$9.8M
+32.5%
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%
$6,785,000
6.5%
$6,265,000
7%
$5,815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,425,000
Current use
RESTAURANT
$12,930,000
Change: +74% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$10,120,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,835,000
Change: +32% · Conversion: Easy
RETAIL STORES
$8,290,000
Change: +12% · Conversion: Moderate
MEDICAL BUILDING
$6,755,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$7.82M
Range $7.03M – $8.60M · ±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
$272 / 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
$78,612
Tax year 2024
Assessed value
$7,940,600
Assessed 2024
Previous assessed
$7,940,600
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,986,100
Assessed improvement
$5,954,500
Land market value
$1,986,100
Improvement market value
$5,954,500
Total market value
$7,940,600
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2004
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
3
Total area
28,684 SF
Lot
0.34 ac (14,712 SF)
Zoning code
OR
APN
24280331500000
UPID
US87-0702664
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
OR · Virginia Beach, VA
Zoning OR · permitted uses
OR · 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
$7.4M
RESTAURANT
Est. value
$12.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
COMMERCIAL (GENERAL)
Est. value
$9.8M
RETAIL STORES
Est. value
$8.3M
MEDICAL BUILDING
Est. value
$6.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
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
2004
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
3
Lot
0.34 ac
Current owner
From public records · entity-resolved
Heritage Investments LLC
Entity
Mailing address
300 32ND ST STE #500, VIRGINIA BEACH, VA 23451-2968
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
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
Aug 22, 2014
—
Heritage Investments LLC
—
Grant Deed
related
$4,000,000 · Old Pt Nat'l Bk/phoebus
Apr 20, 2004
$657,500
Heritage Investments LLC
Ocean Beach Club LLC
Grant Deed
$3,681,000 · Monarch Bank
—
—
Heritage Investments LLC
—
Deed Of Trust
related
$4,000,000 · Old Pt Nat'l Bk/phoebus
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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