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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Grocery and convenience stores
37 Armistead Ave Hampton, VA 23669-4016
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0539508
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1971
Construction
TYPE NOT SPECIFIED
Total area
4,809 SF
Lot
0.77 ac (33,493 SF)
Zoning code
28 DT-1 DOWNTOWN BUSINESS
APN
02J990 00 000000
UPID
US87-0539508
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
-
Exxon Gas Station
-
Sdas Inc Grocery & Convenience Store
-
Bitstop Bitcoin ATM Crypto Atm Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$640k
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$433k
Blend (final)
Blend
$675k
Owner & transaction history
Kush Elizabethton Tn LLC · 3 yrs held
Kush Elizabethton Tn LLC
since 2022
Last sale
$667,553
3 recorded transactions
Zoning & alternative use
28 DT-1 DOWNTOWN BUSINESS · Hampton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$670,000
+174.4%
Retail stores
$625,000
+155.2%
Medical building
$585,000
+138.2%
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 Hampton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hampton 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
$725,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$670,000
Change: +174% · Conversion: Easy
RETAIL STORES
$625,000
Change: +155% · Conversion: Easy
MEDICAL BUILDING
$585,000
Change: +138% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $668k (Dec 16 2022)
Last sale anchor
$668k
Dec 16 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
$140 / 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
$19,288
Tax year 2023
Assessed value
$1,293,000
Assessed 2024
Previous assessed
$1,293,000
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$669,600
Assessed improvement
$623,400
Land market value
$669,600
Improvement market value
$623,400
Total market value
$1,293,000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1971
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Stories
1
Rooms
1
Total area
4,809 SF
Lot
0.77 ac (33,493 SF)
Zoning code
28 DT-1 DOWNTOWN BUSINESS
APN
02J990 00 000000
UPID
US87-0539508
Jurisdiction
HAMPTON CITY
Zoning & alternative use
28 DT-1 DOWNTOWN BUSINESS · Hampton, VA
Zoning 28 DT-1 DOWNTOWN BUSINESS · permitted uses
28 DT-1 DOWNTOWN BUSINESS · Hampton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hampton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$670,000
RETAIL STORES
Est. value
$625,000
MEDICAL BUILDING
Est. value
$585,000
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
1971
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Rooms
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Kush Elizabethton Tn LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1300 TELFON CIR, CHESAPEAKE, VA 23320-3283
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2024
—
Kush Elizabethton Tn LLC
—
Deed
related
$650,000 · Atlantic Union Bank
Dec 16, 2022
$667,553
Kush Elizabethton Tn LLC
Acn Ventures LLC
Special Warranty Deed
—
Nov 23, 2015
—
Acn Ventures LLC
David C Bowen
Gift 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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