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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Grocery and convenience stores
3601 Victory Blvd Portsmouth, VA 23701-3419
Entity Owned
12-yr Hold
Free & Clear
Property ID
US87-0093282
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2014
Total area
5,242 SF
Lot
2.11 ac (92,042 SF)
Zoning code
GMU
APN
0531-0011
UPID
US87-0093282
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
-
Royal Farms Grocery & Convenience Store
-
First National Bank ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$696k
Blend (final)
Blend
$695k
Owner & transaction history
Two Farms INC · 12 yrs held
Two Farms INC
since 2014
3 recorded transactions
Zoning & alternative use
GMU · Portsmouth, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$730,000
+324.4%
Medical building
$625,000
+264.5%
Office building
$610,000
+253.6%
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$730,000
Change: +324% · Conversion: Difficult
MEDICAL BUILDING
$625,000
Change: +265% · Conversion: Difficult
OFFICE BUILDING
$610,000
Change: +254% · Conversion: Moderate
AUTO REPAIR, GARAGE
$525,000
Change: +206% · Conversion: Difficult
RETAIL STORES
$515,000
Change: +199% · Conversion: Easy
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$133 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$30,337
Tax year 2023
Assessed value
$2,426,920
Assessed 2023
Previous assessed
$2,328,510
+4.2% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,092,180
Assessed improvement
$1,334,740
Land market value
$1,092,180
Improvement market value
$1,334,740
Total market value
$2,426,920
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2014
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
1
Bathrooms
6
Total area
5,242 SF
Lot
2.11 ac (92,042 SF)
Zoning code
GMU
APN
0531-0011
UPID
US87-0093282
Jurisdiction
PORTSMOUTH CITY
Zoning & alternative use
GMU · Portsmouth, VA
Zoning GMU · permitted uses
GMU · Portsmouth, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$730,000
MEDICAL BUILDING
Est. value
$625,000
OFFICE BUILDING
Est. value
$610,000
AUTO REPAIR, GARAGE
Est. value
$525,000
RETAIL STORES
Est. value
$515,000
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2014
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
1
Bathrooms
6
Lot
2.11 ac
Current owner
From public records · entity-resolved
Two Farms INC
Entity
Free & Clear · 12 yrs held
Mailing address
3611 ROLAND AVE, BALTIMORE, MD 21211-2408
Ownership since
2014
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
May 30, 2014
$370,000
Two Farms INC
Economic Dev Authority Of City/po
Grant Deed
—
Sep 30, 2004
$460,000
Economic Dev Authority
M & D Properties LLC
Grant Deed
related
—
Jul 26, 2004
—
Properties Lc
Mcrae,joan A
Grant Deed
related
—
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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