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Property profile & analytics
FOR SALE
Gas stations
3709 Tiffany Ln Virginia Beach, VA 23456
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0934290
For Sale
1 / 3
$3,450,000
3709 Tiffany Ln, Virginia Beach, VA 23456
View Listing →
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1999
Construction
TYPE NOT SPECIFIED
Total area
7,500 SF
Lot
1.78 ac (77,415 SF)
Zoning code
B2
APN
14853480400000
UPID
US87-0934290
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
-
Blue Dog Pet Grooming & Boarding - Tiffany Lane Pet Grooming Service
-
Noble Books Recycling Home Decor Store Department Store
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$675k
Owner & transaction history
Tiffany Associates LLC · 20 yrs held
Tiffany Associates LLC
since 2005
1 recorded transaction
Zoning & alternative use
B2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+63.2%
Restaurant
$890,000
+35.7%
Auto repair, garage
$845,000
+28.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$655,000
Current use
OFFICE BUILDING
$1,070,000
Change: +63% · Conversion: Difficult
RESTAURANT
$890,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$845,000
Change: +29% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$820,000
Change: +25% · Conversion: Difficult
MEDICAL BUILDING
$645,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$90 / 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
$19,125
Tax year 2024
Assessed value
$1,931,800
Assessed 2024
Previous assessed
$1,931,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$761,500
Assessed improvement
$1,170,300
Land market value
$761,500
Improvement market value
$1,170,300
Total market value
$1,931,800
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
For Sale
Year built
1999
Construction
TYPE NOT SPECIFIED
Heating
YES
Buildings
2
Stories
1
Total area
7,500 SF
Lot
1.78 ac (77,415 SF)
Zoning code
B2
APN
14853480400000
UPID
US87-0934290
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
SERVICE STATION (FULL SERVICE) Current
Est. value
$655,000
OFFICE BUILDING
Est. value
$1.1M
RESTAURANT
Est. value
$890,000
AUTO REPAIR, GARAGE
Est. value
$845,000
INDUSTRIAL (GENERAL)
Est. value
$820,000
MEDICAL BUILDING
Est. value
$645,000
SERVICE STATION (FULL SERVICE) Current
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1999
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Buildings
2
Lot
1.78 ac
Current owner
From public records · entity-resolved
Tiffany Associates LLC
Entity
Mailing address
504 FREEMAN AVE, CHESAPEAKE, VA 23324-1065
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2005
$1,415,000
Tiffany Associates LLC
Pungo Land Holding Corp
Grant Deed
$1,400,000 · Towne Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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